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Virginia Beach Real Estate
Do I have Polybutylene in my Home? - Exterior: Polybutylene underground water mains are usually blue, but may be gray or black (do not confuse black poly with polyethylene pipe). It is usually 1/2" or 1" in diameter, and it may be found entering your home through the basement wall or floor, concrete slab or coming up through your crawlspace; frequently it enters the home near the water heater. Your main shutoff valve is attached to the end of the water main. Also, you should check at the water meter that is located at the street, near the city water main. It is wise to check at both ends of the pipe because we have found cases where copper pipe enters the home, and poly pipe is at the water meter. Obviously, both pipes were used and connected somewhere underground.
Another important area where poly piping may have been installed is the incoming water supply line to you house. If this incoming pipe is a light blue plastic pipe, it is likely that you have a type of poly pipe informally called "Big Blue". This pipe is extremely prone to failure and unexpected bursting. If you have this type of pipe as an incoming water supply line, it is recommended that you have it replaced as soon as possible.
Problems with Polybutylene Piping. - While scientific evidence is scarce, it is believed that oxidants in the public water supplies, such as chlorine, react with the polybutylene piping and acetal fittings causing them to scale and flake and become brittle. Micro-fractures result, and the basic structural integrity of the system is reduced. Thus, the system becomes weak and may fail without warning causing damage to the building structure and personal property. It is believed that other factors may also contribute to the failure of polybutylene systems, such as improper installation, but it is virtually impossible to detect installation problems throughout an entire system. Although some poly piping problems stem from improper installation, most complaints are with the integrity of the piping itself. Polybutylene pipe is known to deteriorate due to contact with oxidants normally found in public water supplies. The failure can occur in the plastic fittings or in the pipe itself. A main concern regarding poly pipe is that, since the oxidants are carried in the water, the pipe deteriorates from the inside. This makes it very difficult to determine if the pipe is truly in good condition. Most home inspectors cannot give a reliable assessment on the condition of poly piping unless there is a visible problem with the exterior of the pipe or its installation. In addition, when a leak occurs, it may be extremely severe because the deterioration occurs from within. Poly pipe leaks are unpredictable and there are no symptoms to warn of an impending leak. Some factors that affect polybutylene piping adversely can include:
When polybutylene pipe reacts with the oxidants in normal tap water, it becomes brittle, sometimes scaling or flaking. This results in a fracturing of the interior surface of the pipe, which allows for more deterioration. Eventually the pipe will begin to leak, causing damage throughout a home. Poly pipe with plastic fittings or with metal fittings will eventually incur damage; poly piping is not a reliable piping under any circumstances. If a pipe has been leaking for some time without the knowledge of a homeowner, severe structural damage to the home can result, making repairs extremely difficult. Damage from polybutylene pipe leaks can be expensive, in some cases more than the original cost of the house. Insurance companies sometimes cancel or refuse policies for homes with known poly piping problems, and it is difficult to market a home that has such an unreliable plumbing system. The most effective way of identifying polybutylene pipe is to have your plumbing inspected by a licensed professional. While inspectors generally cannot determine if there is deterioration in poly piping, licensed plumbers can confirm if you have poly piping installed in your home. Typical characteristics of polubutylene piping include:
What is the Process to remove this piping from my home?The only way to eliminate the possibility of problems that can come from deteriorating polybutylene piping is to replace the pipe itself. Fortunately, this procedure is relatively inexpensive and can usually be performed by a certified plumber or re-pipe specialist. The process of re-piping (both interior and exterior) can involve some of the following procedures: Slight excavation with a trencher Deep trench excavation (in areas with an exceptionally deep-buried pipe system) Interior The cutting of several holes in walls and floors Poly piping runs behind the walls and under the floors of a home, but while the re-piping of a house will require that holes be cut in the walls and floors, a professional can perform it with a minimum of damage to walls and other structures. If there has already been damage to your home from a poly pipe leak, then the cost of re-piping and repairing your home will be increased considerably. When a home containing poly piping is placed on the market, buyers will often discount the price (due to the material defect) ? even if the poly has not yet shown any leaks ? because it is known that poly piping will leak eventually. If a seller is aware, it is wise to replace any poly piping before putting a house on the market. The roll of your agent. 1.Representing a buyer A. Ask the Listing agent if the home has poly. If it does, ask if they are going to replace it with copper or reduce the price of the home so your Buyer can replace the poly before they move in. B. Conduct a visual inspection for gray poly pipes. Look under the sinks, around the hot water heater and in exposed basements. If you see gray pipes, you have a poly problem. E. Disclosure Issues - F. There are a lot of homes on the market with copper plumbing. The agent will either sell you a home with copper or make sure the poly is replaced with copper. A. Homes with copper sell faster and with less headaches! C. Explain the issues, and let them know that an average re plumbing takes about a week. Most important, they will now be able to feature a home with copper and a 40 year warranty. That's a powerful selling point. D. If the Seller wants to ignore the poly issue, ask them to sign a Release Agreement, indemnifying you of all potential liability. 3. The Solution: A. Not sure a home has poly? Check for a gray plastic pipe under sinks or in exposed areas in the basement or attic. If you're still not sure, call a professional. B. The cost of a re plumb is about the same as a re carpet. C. An average job takes less than a week. And you can remain in the home with water service restored each evening after the technicians finish the day's work. If you have any more questions about poly piping please do not hesitate to e-mail Bob Barnum with any questions that you have. 2. Representing a Seller:
:Not all polybutylene piping systems use polybutylene fittings; some use copper. Therefore, if you see copper fittings on a pipe, it does not indicate that you do not have poly piping.
Bob Barnum Realtor, Associate Broker, ABR, e-Pro, SFR
Phone
E-Mail Us
(757) 464-1003 Toll Free (800) 878-5392 Rose & Womble Realty Company
4190 S Plaza Trl
Virginia Beach, VA 23452
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