NEW: BP Podcast 66: Flips, Apartments, & Protecting Yourself From Professional Tenants with Michael Blank

Hide this

From the BiggerPockets Blog

 BiggerPockets Blog »

Jump to Forum View All

Click a category below to view different forum categories.

BiggerPockets

General Info

BiggerPockets Q&A, Site Questions, & Announcements

1514 topics, 14397 posts — Last Post 04/18/14, 10:52PM

BiggerPockets Exclusive PRO Area

117 topics, 839 posts — Last Post 04/18/14, 05:47AM

New Member Introductions

10885 topics, 85608 posts — Last Post 04/19/14, 12:39AM

Real Estate Success Stories

396 topics, 6151 posts — Last Post 04/19/14, 12:03AM

General Real Estate

General Real Estate

Buying & Selling Real Estate

5935 topics, 46774 posts — Last Post 04/18/14, 11:05PM

Renters

643 topics, 5812 posts — Last Post 04/19/14, 12:25AM

Get Foreclosure Help - Help Stop Foreclosure Forum

316 topics, 2557 posts — Last Post 04/16/14, 03:58AM

Home Owner Association (HOA) Issues & Problems Forum

237 topics, 1609 posts — Last Post 04/17/14, 08:53AM

Do it Yourself

654 topics, 6263 posts — Last Post 04/18/14, 04:19PM

Reviews & Feedback

Real Estate Deal Analysis and Advice

3674 topics, 29449 posts — Last Post 04/18/14, 11:21PM

Real Estate Guru, Book & Course Reviews and Discussions

1133 topics, 11558 posts — Last Post 04/18/14, 11:03PM

Ask About A Real Estate Company

740 topics, 7318 posts — Last Post 04/18/14, 11:52AM

Real Estate Investing

Real Estate Strategies

Wholesaling

5602 topics, 43735 posts — Last Post 04/19/14, 12:24AM

Rehabbing and House Flipping

3333 topics, 30987 posts — Last Post 04/19/14, 12:35AM

Real Estate Development & New Home Construction

553 topics, 4683 posts — Last Post 04/18/14, 10:25PM

Innovative Strategies

703 topics, 6027 posts — Last Post 04/18/14, 08:48AM

Tax Liens, Notes, Paper, & Cash Flows Discussion

866 topics, 6677 posts — Last Post 04/18/14, 11:42PM

Rent to Own a.k.a. Lease Purchase, Lease Options

691 topics, 4871 posts — Last Post 04/18/14, 03:32PM

1031 Exchanges

143 topics, 1054 posts — Last Post 04/18/14, 08:41AM

Foreclosure Investing

General Foreclosure & Pre-Foreclosure Forums

1686 topics, 11285 posts — Last Post 04/18/14, 01:32PM

HUD, VA, and Tax Sales

414 topics, 3089 posts — Last Post 04/18/14, 12:05PM

REOs

1214 topics, 10570 posts — Last Post 04/17/14, 02:28PM

Short Sales

1534 topics, 13120 posts — Last Post 04/17/14, 04:44PM

Landlord & Tenant Forums

Landlord & Rental Property Questions

7201 topics, 70730 posts — Last Post 04/19/14, 12:40AM

Mobile Homes & Mobile Home Park Investing

638 topics, 5140 posts — Last Post 04/18/14, 03:22PM

Investor Basics

Starting Out

7698 topics, 60434 posts — Last Post 04/18/14, 10:39PM

Investor Psychology

431 topics, 6104 posts — Last Post 04/18/14, 06:08PM

General Real Estate Investing

4716 topics, 37182 posts — Last Post 04/19/14, 12:44AM

Real Estate Investor Marketing

1731 topics, 14093 posts — Last Post 04/18/14, 11:12PM

Commercial Real Estate

Commercial Real Estate Investing Forum

1410 topics, 8985 posts — Last Post 04/18/14, 10:17PM

Multi-Family and Apartment Investing

1109 topics, 9222 posts — Last Post 04/18/14, 10:26PM

The Business of Real Estate

Real Estate Technology and the Internet

Real Estate Technology, Social Media & Blogging

639 topics, 4885 posts — Last Post 04/18/14, 02:57PM

Business Basics

Goals, Business Plans & Entities

831 topics, 7562 posts — Last Post 04/18/14, 04:25PM

Real Estate Finance & Legal

Financial, Tax, and Legal

Tax, Legal Issues, Contracts, Self-Directed IRA

2785 topics, 20002 posts — Last Post 04/19/14, 12:55AM

Property Insurance

309 topics, 2045 posts — Last Post 04/17/14, 07:41PM

Personal Finance Discussion

328 topics, 2731 posts — Last Post 04/18/14, 04:33PM

Loans, Mortgages, Credit Lines

Private & Conventional Lending Discussion

2832 topics, 19694 posts — Last Post 04/18/14, 06:48PM

Creative Real Estate Financing

1209 topics, 8768 posts — Last Post 04/18/14, 08:34PM

Crowdfunding Real Estate

35 topics, 461 posts — Last Post 04/18/14, 05:17PM

Real Estate Professionals

Real Estate Professionals

Real Estate Agents

1209 topics, 7988 posts — Last Post 04/18/14, 11:30PM

Bankers, Lenders, and Mortgage Brokers

441 topics, 1922 posts — Last Post 04/18/14, 09:39AM

Contractors

267 topics, 1677 posts — Last Post 04/18/14, 01:58PM

Local Real Estate

Local Real Estate

Local Real Estate Networking & Recommendations

1988 topics, 11603 posts — Last Post 04/18/14, 10:42PM

Americans & International Real Estate

161 topics, 566 posts — Last Post 04/14/14, 11:19AM

Foreigners Buying in the USA

62 topics, 409 posts — Last Post 04/10/14, 06:27AM

Canadian Real Estate

64 topics, 428 posts — Last Post 04/18/14, 04:22AM

Marketplace

Real Estate Marketplace

Real Estate Marketplace

15015 topics, 53950 posts — Last Post 04/18/14, 09:07PM

Real Estate Events and Happenings

164 topics, 2505 posts — Last Post 04/19/14, 12:04AM

Off-Topic

Off Topic

Off-Topic

2905 topics, 32408 posts — Last Post 04/18/14, 05:31PM

Housing News & Real Estate Market

914 topics, 8351 posts — Last Post 04/17/14, 08:41AM

BiggerPockets Real Estate Investing Summit

97 topics, 1751 posts — Last Post 04/10/14, 02:27PM

BiggerPockets Resources

Forums » Rehabbing and House Flipping » Inspection report said plumbing system would not hold 40 psi?

Inspection report said plumbing system would not hold 40 psi?

16 posts by 9 users

Signup

Real Estate Investor · raleigh, North Carolina


I am under contract with the HUD house. In the HUD inspection report it said plumbing system and sewer system are tested with air compressor and would not hold 40 psi. I do online search they said normal range for household water pressure is range 40-80 psi. Do you think is it a big issue or not?



Real Estate Investor · Audubon, Pennsylvania


In my area, when I see in a HUD report that it doesn't hold pressure, I usually see that there is NO COPPER to pressurize once in the house!

Expect to replace some pipes and/or fixtures, since you will definitely want to be able to hold at least that much pressure.


Steve Babiak, Redeeming Properties, LLC
Telephone: 6109082183
...


Real Estate Investor · raleigh, North Carolina


Steve,
Thanks for your reply. Do you know if the inspector could have a way to locate the things that need to be replaced ?
Kevin



Real Estate Investor · Ellicott City, Maryland


Originally posted by Kevin Nguyen:
Steve,
Thanks for your reply. Do you know if the inspector could have a way to locate the things that need to be replaced ?
Kevin

This is a better question for a qualified contractor (not the inspector)...


Small_lishproplogoJ Scott, Lish Properties, LLC
E-Mail: [email protected]
Telephone: 770-906-6358
Website: http://www.123flip.com
CHECK OUT MY BIGGERPOCKETS BOOKS: http://www.biggerpockets.com/flippingbook


Real Estate Investor · Sacramento, California


I think 40 psi is the minimum code for waste lines, not supply. Commonly referred to as schedule 40, you'll find Sch 40 stamped on the white PVC waste lines.
Never heard of that test as part of an inspection, however.



Real Estate Investor · Audubon, Pennsylvania


A good plumbing contractor will be able to do an air pressure check, and then go around and identify what likely needs replacement. You would want to conduct as much of the replacement as possible without the water being turned on, and do air pressure testing until the system holds pressure. Don't put any water into the pipes until it holds air pressure.


Steve Babiak, Redeeming Properties, LLC
Telephone: 6109082183
...


Real Estate Investor · Audubon, Pennsylvania


Originally posted by Ralph S.:
...
Never heard of that test as part of an inspection, however.

When the water isn't turned on in REO, you can use air pressure to see if pipes hold - no need of having to re-winterize that way.


Steve Babiak, Redeeming Properties, LLC
Telephone: 6109082183
...


SFR Investor · Orange County, California


Originally posted by Steve Babiak:
When the water isn't turned on in REO, you can use air pressure to see if pipes hold - no need of having to re-winterize that way.

That sounds like a great tip, but that doesn't help with evaluating the drain-waste-vent system, correct?



Real Estate Investor · Audubon, Pennsylvania


Originally posted by Mitch Kronowit:
Originally posted by Steve Babiak:
When the water isn't turned on in REO, you can use air pressure to see if pipes hold - no need of having to re-winterize that way.

That sounds like a great tip, but that doesn't help with evaluating the drain-waste-vent system, correct?

Not true. See links here:

http://www.ehow.com/how_5454749_pressure-test-plumbing.html

http://www.ehow.com/info_7927159_safety-pressure-testing-plumbing-drains.html

http://plumbinghelp.ca/dwv_testing.php

That last link offers other alternatives as well. It's from Canada, where things are colder, so they probably have this need on an even greater basis.


Steve Babiak, Redeeming Properties, LLC
Telephone: 6109082183
...


SFR Investor · Orange County, California


Originally posted by Steve Babiak:
Not true. See links here:

http://www.ehow.com/how_5454749_pressure-test-plumbing.html

Thanks Steve. From what I can see, all these tests check the integrity of the system from a leak standpoint, but the one thing they do NOT check is the primary function of the DWV system, i.e., does it drain??? To test that, you actually have to run water for several minutes down the drains and make sure it doesn't back up, indicating a blockage (tree roots, pipe collapse, foreign objects, bad vent, etc.). I don't see how pressure testing can reveal a problem there since it requires the introduction of several intentional blockages to make the system airtight! :mrgreen:

If the home is "winterized", I don't see a way around undoing the supply side other than pouring several 5 gallon buckets of water down the drain and see if they drain properly. And since the water is shut off in a winterized house, the water will have to be brought in from somewhere else (doesn't sound fun).

As I stated earlier, we had to wait for the listing agent to get authorization from the asset manager to de-winterize the last house we bought so we could perform our inspection. The broker in charge actually wanted us to "waive" the plumbing inspection!!! I never worked with so many morons on a home purchase before, but that's another subject.

I wished there had been another way to test the plumbing, hence my interest in pressure testing, but the fact is you WANT the DWV system to have a leak, ONE really BIG one, into the sewer system! :wink:



Real Estate Investor · raleigh, North Carolina


Just want to provide some feedback on my story...

Finally it turned out to be some crack in one of the water supply pipes inside the second floor. The home inspector could not find the problem and we closed the house. After closing, we could not get much water from the second floor faucets, then the plumber crank up the water supply (by adjusting some valve outside of the house ?) then we have water in the second floor. After that the plumber left and so did we. Fortunately I came back to the house around 8pm the same day, just to find out water dropping from living room's ceiling.
Long story short, the plumber has to cut out some ceiling on the first floor and some wall on the second floor. He charge me $100 for part and labor and I have to fix the drywall. Not that bad.
Kevin



Real Estate Investor · Little Rock, Arkansas


Originally posted by Steve Babiak:
In my area, when I see in a HUD report that it doesn't hold pressure, I usually see that there is NO COPPER to pressurize once in the house!

Funny, sad, and true. I know of a Church that lost the AC compressor to theives. I guess the crackheads don't fear the Devil.
Don




First off, from much experience i can tell you that PCR report from hud is about worthless. If anything, it just helps point out problems. If they say it works, don't believe it. I have a PCR saying the ac works fine with HUD's appraisal after receiving a contract showing the AC in pieces from thieves.

As for the PSI test, any opening in the water lines cause it to lose pressure (common sense). so any bad faucet, toilet, crack in a pipe or bad seal would cause this to fail. Obviously a concern in most cases but not something that keeps me up at night.

What I do find very odd is hud is willing to sell a house with a sinkhole, chinese drywall or i'm sure other yummy problems without disclosing them even after they are told in writing about the problem.



Real Estate Investor · Little Rock, Arkansas


Originally posted by Aaron Churnick:
First off, from much experience i can tell you that PCR report from hud is about worthless. If anything, it just helps point out problems. If they say it works, don't believe it. I have a PCR saying the ac works fine with HUD's appraisal after receiving a contract showing the AC in pieces from thieves.

As for the PSI test, any opening in the water lines cause it to lose pressure (common sense). so any bad faucet, toilet, crack in a pipe or bad seal would cause this to fail. Obviously a concern in most cases but not something that keeps me up at night.

What I do find very odd is hud is willing to sell a house with a sinkhole, chinese drywall or i'm sure other yummy problems without disclosing them even after they are told in writing about the problem.

Sell a house under ADDI which is a HUD program and see how the inspectors act. The doublw standard is incredible.
Don



Real Estate Investor · Milwaukee, Wisconsin


I think when you pressure test a house you take the angle stops off and cap all of the lines. When we test waste we cap everything. We just use water to test water pipe.



Real Estate Investor · Lucas, Texas


Originally posted by Aaron Churnick:
First off, from much experience i can tell you that PCR report from hud is about worthless. If anything, it just helps point out problems. If they say it works, don't believe it. I have a PCR saying the ac works fine with HUD's appraisal after receiving a contract showing the AC in pieces from thieves.

As for the PSI test, any opening in the water lines cause it to lose pressure (common sense). so any bad faucet, toilet, crack in a pipe or bad seal would cause this to fail. Obviously a concern in most cases but not something that keeps me up at night.

What I do find very odd is hud is willing to sell a house with a sinkhole, chinese drywall or i'm sure other yummy problems without disclosing them even after they are told in writing about the problem.

Agreed. The last HUD I picked up said the same thing on their inspection report. My inspector could not find anything wrong because there was nothing wrong with the plumbing. The house has been rented out now for 3 years with no issues.





Sign up