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Plumbing Systems
How to Inspect, Test, Diagnose & Repair Plumbing, Water Pumps, Water Treatment Equipment, Wells, Septic Systems
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
These plumbing repair articles answer nearly all questions about diagnosing and repairing building plumbing systems, including water supply and drain piping, vent piping, gas and oil piping in buildings, plumbing fixtures, water heaters, water pumps, water pressure, water softeners, water testing, water treatment equipment, water wells, and septic systems. We also explain oil tanks, water tanks as well as other building plumbing system inspection or defect topics.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
Plumbing System Diagnosis and Repair Guides: List of Plumbing Articles
This InspectAPedia section contains links to in-depth articles on inspecting, testing, and repairing problems with
above ground and buried oil tanks, septic system design, inspection, testing, water supply and drain waste vent piping, wells, water supply pumps, water tanks,
water testing and water treatment.
New York State License # 16000005303 (inception to 2008)
See our complete list of plumbing diagnosis and repair articles at Related Topics .
Below we describe the contents of key plumbing system articles, organized by major topics:
Drinking Water Tests, Water Contamination Limits, Drinking Water Testing Procedures
Fixtures, Plumbing: Sinks, Tubs, Showers, Toilets, Toilet Alternatives
Gas Piping in buildings
Hot Water Systems: Water Heaters
- Home page for water heaters: WATER HEATERS - hot water tanks, sources of hot water in buildings, equipment installation, troubleshooting, repair. We address just about any question you may have about residential or light commercial hot water supply systems, including identifying types of water heaters, inspecting water heaters, diagnosing hot water supply problems, installing and repairing water heaters, water heater maintenance.
- Water Heater Maintenance
- Water heater inspection, diagnosis, repair: begin at WATER HEATERS
- To drain your water heater tank, for example to replace a part, see WATER HEATER DRAIN PROCEDURE.
- To flush accumulated crud or debris from a water heater (yearly maintenance) see WATER HEATER FLUSH PROCEDURE
- To de-scale or de-lime your hot water heater, see WATER HEATER SCALE - De-Liming Procedure
- To diagnose and repair a bad water heater dip tube or anode, see WATER HEATER ANODES, DIP TUBES
- To diagnose particulate debris in the building water supply, faucet strainers, etc. that comes from the hot water tank, and how to fix that problem, see WATER HEATER DEBRIS FLUSH
- WATER HEATERS for HOME HEATING USE? - is this an efficient way to heat your home? what is the impact on heater warranty & life?
Oil & Gas Fuel Supply Piping and Tanks
- Buried Oil tanks - basic home owner or home buyer advice - Buried FUEL Tank - GAS or OIL advice for home buyers, inspection report language
- Tank Types Encyclopedia an encyclopedia of tanks in buildings, water, fuel, heating, cisterns, antique, modern
- Visual Inspection Procedure to Find Buried Oil Tanks How to Find Buried Oil Tanks and "Nearly Hidden" and Leaky Oil Tanks - photos and text.
- Visual Inspection of Above Ground Oil Storage Tanks Oil tank inspection procedure for evidence of leaks, damage, improper piping, etc.
- Gas Fuel Piping or LP Gas Tank Defects - see detailed links at page top & left
- Heating Oil Piping or Oil Tank Defects Defects in Oil Tank Installations, Tanks, and Heating Oil Piping - see detailed links at page top & left
 Septic Systems & Septic Tanks: Onsite Waste Disposal - Septic Systems Inspection & Testing, Problem Diagnosis & Repair Procedures
 Home page for septic systems information: SEPTIC SYSTEM INSPECT DIAGNOSE REPAIR - Extensive, Detailed Consumer and Industry Information on Septic System Inspection, Testing, Maintenance, Alternatives for on-site waste disposal
- Additives & Chemicals products for septic system maintenance. Are septic products needed? Are septic treatments legal?
- AGE of PLUMBING MATERIALS & FIXTURES including piping, plumbing fixtures, septic systems, cesspools, drainfields
- Alternative Designs for septic systems with problem sites, poor soil percolation, limited space: aerobic, dosing, evaporation, gravelless, greywater, lagoon, media filter, septic filters, mounds, raised beds, waterless toilets
- Backups and Clogged Drains diagnosing septic backups and septic system failures versus clogged drains - key step in septic repair
- Backup Prevention: extra steps to avoid a septic backup such as during a party or when you anticipate heavy use of the septic system
- Backup Repair: what to do when the toilets or drains are backing up
- Basic Designs for septic systems, tank size, field size, design notes
- Buy Septic Books Online at Amazon.com - books for septic system design. septic system education materials
- Buyer's Guide Home Buyer's Guide to Septic Systems inspection & testing - what to do, step by step to inspect and test a septic system when buying a home
- Biomat Formation in the Septic System Drainfield Absorption System - what leads to drain field clogging and expensive drainfield repairs Cesspools home buyer's or Owner's cesspool maintenance advice
- Cesspool Safety warnings about cesspool, drywell, seepage pit collapse dangers
- Contaminants in Sewage which may be released from sewage spills from residential septic systems and wastewater disposal systems
- Design Guide for Septic Systems complete list of detailed "how to" articles
- Distribution Box - Septic D-BOX Inspection provides for help in finding and inspecting the septic system drainfield distribution box
- Designs for Septic Systems - Master List of Septic System Designs & Types, named and described
- Distribution Box - Septic D-BOX Inspection provides for help in finding and inspecting the septic system drainfield distribution box
- Distances & Clearances from septic system components to other site features, property boundaries, waterways, etc.
- Don't Flush these things into a septic system: a list of what's ok and what's not ok to put into septic tanks and building drains
- Don't Pump Before Testing Septic Systems: warnings for home buyers about septic tank pumping
- Drain Clogs, Slow Drainage: how to diagnose & repair slow or clogged drains; find out if the problem is in a drain or in the septic system, a key step in septic repair
- Drain Noises: may indicate defective or clogged plumbing: how to diagnose and cure drain sounds
- Drain Line Replacement diagnosing a clogged drain leads to drain line replacement - step by step photo-illustrated guide to drain replacement
- Drainfield Layout: septic drainfield or leaching bed shape and placement considerations
- SEPTIC DRAINFIELD LOCATION: how to find the septic drain field or leaching bed
- DRYWELL DESIGN & USES home buyer's or owner's advice for drywell installation, testing, and maintenance
- Definitions of septic system terms, an online septic system dictionary
- Drawing Library © drawings of septic system components, fields, layouts. These are educational, not engineering drawings and are © protected. Sample engineering drawings and plans wanted for the website.
- Filters for Septic Tanks & Graywater to protect septic drainfields and reduce drainfield clogging
- Flood Response what to do after a septic system has been exposed to flooding, key septic maintenance and repair tips
- Garbage Grinders and garbage disposal units - effects on septic systems and septic maintenance requirements
- Gases, Septic Methane and other septic system gas hazards such as hydrogen sulfide
- Grazing, Animals Over Septic Fields, is it a problem?
- Inspection & Testing of Septic Systems complete list of detailed "how to" articles
- Life Expectancy of Septic Systems and septic system components
- Maintenance & Repair of Septic Systems complete list of detailed "how to" articles
- Neighboring Septic System Problems - advice for dealing with a neighboring septic system producing odors or seepage
- OUTHOUSES & LATRINES - types, design, inspection, safety warnings
- Outhouse or Latrine Fire and Explosion - methane gas explosion and fire
- Planting Over Septic Systems: trees, shrubs, gardens, groundcover over or near the septic system: what can you plant over or near septic system components without causing a problem?
- Planting Gardens Near Septics, vegetables, fruits, other types of gardens
- Pumps Septic pumps, sewage ejector pumps, grinder pumps, effluent pumps, sump pumps, & septic pumping stations compared; pump alarms. Advice.
- Reference Books, Codes, Design Guides for septic system maintenance, repair, design, installation
- Septic & Cesspool Safety - septic system, septic tank, & cesspool safety warnings for septic inspectors, septic pumpers, and homeowners
- .Septic D-BOX Inspection provides for help in finding and inspecting the septic system drainfield distribution box
- Septic Tank Abandonment Guide - how to safely find & abandoned unused septic tanks, cesspools, drywells
- Septic Tank Depth - how deep will we find or install a septic tank
- Septic Tank Inspection Procedure - how to inspect septic tanks and evaluate the septic tank condition, baffles, sludge levels, damage, evidence of septic failure, etc
- .Septic Tank Location - How to Find the Septic Tank, how deep will the cover be, how to document its location
- Septic Tank Pumping Frequency Guide for septic tanks: when, how, what to watch for when pumping or cleaning septic tanks
- Septic Tank Pumping Reasons why relying on the septic tank pumping schedule table or advice from pumping contractors isn't enough Septic Tank Pumping Procedure step by step photo guideline of how to pump and clean a septic tank - septic tank care
- Septic Tank Size: septic tank size and capacity vs. usage determine the required septic tank size, calculate size of an existing septic tank
- Sewage Odors in Wet or Cold Weather - Septic Odors or Sewage Odor Diagnosis & Repair Guide for diagnosing and eliminating cold weather sewer gas odors
- Sewage Levels in Septic Tanks - what are normal and abnormal sewage levels in septic tanks and what do they mean about tank condition, leaks, etc.
- Sewer Gas Odors diagnosing, finding, and curing septic tank and sewer line smells
- Sewer Gas - Methane and other septic system gas explosion or asphyxiation hazards such as hydrogen sulfide
- Sewer Line Replacement diagnosing a clogged drain leads to drain line replacement - step by step photo-illustrated guide to drain replacement
- Swimming Pool Clearance distance to septic components
- Ten Steps to Keeping a Septic System Working, septic maintenance suggestions from the U.S. EPA, edits with additions by DJF
- TOILET ALTERNATIVES - various types of toilets, alternative designs, camping, chemical, composting, disabled-use, graywater, holding tank, incinerating, outhouses
- TOILET OVERFLOW EMERGENCY: how to stop a toilet from overflowing
- TOILET REPAIR GUIDE how to diagnose and repair problems with toilets, leaks, flushes, odors, noises, running and wasted water What is a Septic System? An Engineer's View & Septic System FAQ's
- When Not to Pump a Septic Tank to avoid damage, unsafe conditions, or wasting money. Don't pump the tank right before a septic test
Water Supply Piping, & Drain Piping, other Building Pipes and Plumbing piping failures, leaks, and litigation
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Home page for water supply piping information: SUPPLY PIPING
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- Backflow Preventers, Check Valves, Flow Control Valves, Foot Valves
- CHINESE DRYWALL HAZARDS discusses Chinese drywall odors, sulphur smells, and corrosive outgassing hazards in buildings. Major costs to remove this product, repair or replace electrical wiring, plumbing, and HVAC components may be involved, and there may be immediate safety hazards due to damaged smoke detectors or carbon monoxide detectors in buildings where Chinese drywall outgassing has caused damage.
- CROSS CONNECTIONS, PLUMBING - bacterial contamination of building piping - sources
- PIPING IN buildings, Clogs Leaks Types - MAIN PAGE on building supply and drain piping
- Plastic Water Supply & Drain Piping Failures, Leaks, Repairs, Lawsuits: Water Supply Piping Defects and Plastic or polybutylene water supply piping failures, leaks, and litigation.
- PB (polybutylene with mechanical fittings) Piping leaks: especially in mobile homes and in the U.S. South, for example trailers and double-wides throughout Florida that were piped with this material - per M Cramer. See "Polybutylene Piping: Time Bomb?" Daniel Friedman, Journal of Light Construction, August 1996 [Technical Q&A].
- Plastic Supply and Drain Piping Failures: see PLASTIC PIPING ABS CPVC PB PEX PVC - Leaks, Repairs, Lawsuits: Water Supply Piping Defects and Plastic or polybutylene water supply piping failures, leaks, and litigation.
Our main article on plastic supply and drain piping leaks, failures, litigation, repairs, at PLASTIC PIPING ABS CPVC PB PEX PVC.
- Tank Types Encyclopedia an encyclopedia of tanks in buildings, water tanks, fuel tanks, gas tanks, heating system expansion tanks, oil tanks, water cisterns, water pressure tanks, pressure booster tanks, antique, modern
- TANKLESS COILS for making domestic hot water
- WATER HEATERS - a detailed guide to all types of hot water sources, problems, inspection, repair
Water Supply Piping, & Drain Piping, Water Supply Equipment, other Building Pipes and Plumbing
The following basic water supply information is adapted with permission from Carson Dunlop Associates Home Reference Book.
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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For complete water pressure problem diagnosis see WATER PRESSURE LOSS DIAGNOSIS & REPAIR and see our water pressure diagnostic table at WATER PRESSURE PROBLEM DIAGNOSIS TABLE.
Public Water Supply Piping Properties, Pressure & Flow Problems
If your water supply is from a municipal supply and there are pressure or flow problems, see MUNICIPAL WATER PRESSURE DIAGNOSIS. Excerpts are below.
Typically, the water mains in
residential areas are four inches
to 12 inches in diameter, and run
several feet below the street
level. Smaller pipes, usually 1/2
inch or 3/4 inch diameter, run
from city mains into buildings.
The water is normally supplied
at a pressure of 40 to 70 psi
(pounds per square inch).
Typical Water Service Piping from Public Water Main to Building Interior
The 1/2 inch or 3/4 inch diameter
service piping carries the water
from the street mains to the
house. Some early service pipes were 3/8 inch diameter. Most or all of this cannot be seen.
Lead Water Service Piping
Lead piping was used between the street main and the house up until the 1950s. A good deal
of lead supply line is still in use, and the health authorities indicate that as long as it is used
regularly, there is no difficulty with it. If the water has not been run for some time, many
recommend that the water be flowed for several minutes before using it. The life expectancy
of lead piping is indefinite. See
Other water piping materials: Copper, Galvanized Steel, Plastic
Copper piping has been used extensively since the early 1950s for supply lines from the city main to the house. From 1950 to 1970, 1/2-inch diameter piping was used commonly. After 1970, 3/4-inch diameter copper service piping has been common. The life expectancy of
copper piping is dependent on water conditions. In many areas, its life expectancy is indefinite. In harsh water or soil conditions, it may fail within 20 years.
Galvanized steel is not commonly used as a service pipe, although galvanized steel fittings may be found at the point of entry into the house. Where galvanized service piping is used, it is typically at least 1 1/4-inch diameter. The word galvanized means zinc-coated. The coating helps prevent the steel from rusting.
Plastic water service piping may be polybutylene (PB), polyethylene (PE), cross-linked
polyethylene (PEX), polyvinyl chloride (PVC) or chlorinated polyvinyl chloride (CPVC). Most plastic piping is buried at least 18 inches deep. Exposed piping may be subject to mechanical damage and deterioration from sunlight.
Common Water Service Piping Defects and Problems
Leaks in Water Service Piping
Since the supply line from the street cannot be seen, no comment is offered during a home inspection. If there is a leak, it may go undetected for some time. In some cases, water can be heard running outside the basement wall. Water accumulating in the basement or a wet spot on the lawn is often the first indication. Leaks may be caused by building settlement, excavation, poor connections, faulty valves or a flaw in the pipe itself.
The underground water service line from the property line to the house is owned by the
homeowner. Beyond the property line, the pipe is the responsibility of the city. A leak in
the pipe requires excavation, and it is often difficult to know whether the leak is on the city’s or the homeowner’s side. The city is usually contacted and they excavate their section of the pipe, correcting the problem if they discover it. If no problem is found, the homeowner is left to correct the problem on his or her own. In some cases, the homeowner must pay for the city’s work if the city pipe is not at fault. Some municipalities use sophisticated leak detection equipment.
Low Water Pressure Due to Clogged Service Piping
Poor water pressure in the house may be the result of a partially closed or obstructed valve in the street. It may also be because of blockage, such as a stone or other foreign body in
the pipe.
New piping may be crimped during installation or become pinched under a rock during back-filling operations. This can also cause low water pressure.
City water mains may be undersized or deteriorated in older neighborhoods. Some cities have
poor pumping and/or distribution systems. In these cases, low water pressure problems are
usually experienced at every home in the neighborhood. The solution is to petition the city to
improve its system.
Water Service Piping Too-Small in Diameter
In most new housing, the supply
pipe from the street to the
house is 3/4-inch diameter. In
older houses, the piping was as
small as 3/8-inch. Modern life
styles and additional plumbing
fixtures usually require a larger
line, capable of providing more
pressure and volume. Replacing
this pipe is an expensive and
disruptive job. It is often deferred
as long as possible.
Shared Public Supply Service Piping May Cause Poor Pressure or Flow
In some older semi-detached
(attached) and row houses, a
single supply line would run under a front lawn, and then split to feed two houses. This often
yields unsatisfactory water pressure for both houses and is often replaced with two larger,
separate lines.
Pressure Regulator Needed on Public Water Supply Piping
Where municipal water pressure is above 80 psi, [perhaps even above 70 psi] a regulator
Needed should be provided to reduce
the in-house pressure to prevent
leaks at fixtures, stress on appliance
hoses and possible broken
pipe joints.
Details are at WATER PRESSURE REDUCER / REGULATOR.
Freeze-Up Problems with Municipal Water Supply Piping
It is unusual, although not impossible, for the service pipe to be too close to the surface, and to freeze during very cold weather. Many service pipes extend above grade just before they enter the house.
See WINTERIZE A BUILDING.
Lead Municipal Water Mains or Water Service Piping
Up until World War II, most of the service pipes in built-up areas were lead. While these generally provide good service, they are small in diameter and may have to be replaced. Also, lead is relatively soft, and if building settlement occurs, there is a chance of leakage or crimping the pipe. Leaks can also occur at connections as a result of long-term deterioration.
Lead Water Service Piping Connected to Steel Pipe Nipple: Leak Risk
Many of the old lead service lines were connected to a galvanized nipple – a short piece of steel
pipe that was often in contact with the soil. This pipe rusts on the outside and inside, and may be close to the end of its life. It is often wise to replace this as a precautionary measure. Galvanized steel service pipes typically last roughly 40 years.
See details at LEAD PIPES in buildings.
- Adapted from Carson Dunlop Associates Home Reference Book.
Water Supply Sources: Wells, Water Pumps, Water Tanks: Inspection, Diagnosis, Installation, Repair, Maintenance
Water Tanks, Water Pumps, Well Pumps
Wells, Cisterns, Springs: water supply problem diagnosis and repair
- Home Page for Wells, Cisterns, Springs: WELLS CISTERNS & SPRINGS - types of sources of drinking water, what they look like, what goes wrong, what to do about it
Frequently Asked Questions (FAQs)
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
 Carson, Dunlop & Associates Ltd., 120 Carlton Street Suite 407, Toronto ON M5A 4K2. (416) 964-9415 1-800-268-7070 info@carsondunlop.com. The firm provides professional home inspection services & home inspection education & publications. Alan Carson is a past president of ASHI, the American Society of Home Inspectors. Thanks to Alan Carson and Bob Dunlop, for permission for InspectAPedia to use text excerpts from The Home Reference Book & illustrations from The Illustrated Home. Carson Dunlop Associates' home inspection education products include
- The ASHI-adopted Home Inspection Training Program, and Commercial Building Inspection Courses
- The Home Inspection Home Study Course, and publications such as
- The Home Reference Book, a reference & inspection report product for building owners & inspectors.
Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a ten percent discount on any number of copies of the Home Reference Book purchased as a single order. Just enter HRBUS10 in the order payment page "Promo/Redemption" space. Note: InspectAPedia.com ® editor Daniel Friedman is a contributing author.
- The Home Reference eBook, an electronic version for PCs, the iPad, iPhone, & Android smart phones
- Home Inspection Report writing materials, including the Horizon Software System that manages business operations, scheduling, & inspection report writing using Carson Dunlop's knowledge base & color images. The Horizon system runs on always-available cloud-based software for office computers, laptops, tablets, iPad, Android, & other smartphones.
- The Illustrated Home illustrates construction details and building components, a reference for owners & inspectors
- Thanks to Scott C. LeMarr, for sharing his file of keys to decode Furnace and Water Heater Age from the data provided on the manufacturer's equipment labels. Mr. LeMarr is
a professional home inspector, Certified Professional Inspector/President,
MASTER Indoor Environmental Specialist (MIES).
Vice President of Wisconsin NACHI. He and his company, Honest Home Inspections, LLC. can be reached at
262-424-5587 or by email to scott@honesthomeinspections.com
- ABS Plastic Drain/Waste/Vent (DWV) pipe failures: reported for Centaur, Phoenix, Polaris, Gable, and Spartan pipe mfgs. for pipe made between 1985 and 1988. CPSC Hot Line: 800-638-8270 or ABS Drain Leaks/Failures-Class Action Settlement COX settlement through Shell Oil set up by a contractor involved in the settlement Plumbing Failures: Spencer Class settlement. 10% of replacement cost/damages, only for acetal (plastic)fittings Polybutylene plumbing info at U. Arizona Polybutylene piping lawsuit settlement website Polybutylene plumbing lawsuit proposed settlement-old site
- Polybutylene Plumbing Failures, Lots of Info about, but slow-loading busy site
- "Water Saving Tips: For Residential Water Use, Indoors and Out", Alliance for Water Efficiency, 300 W Adams Street, Suite 601 Chicago, Illinois 60606, Tel: 773-360-5100, 866-730-A4WE, Email: jeffrey@a4we.org, web search 12/14/11, original source: plumbingefficiencyresearchcoalition.org/
- "Danger in the Shower: 2008 Forum Looks at Hot Water", John Koeller, Home Energy, Jan/Feb 2009,
- ...
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
- The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
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