Do we really have to rip out the tub to fix the clogged drain?

Do we really have to rip out the tub to fix the clogged drain?

Investor · Colorado Springs CO · Member since 2014 · 535 posts · 253 votes

Hi all, I haven't had time to post here on BP lately because I've been kind of preoccupied with being pregnant (2 more months to go!), but we're having a potentially major issue with one of our properties and thought I'd look for some advice.

We own a triplex (built in the early 1960s, all one story, slab on grade) near us, and got a call on Sunday that the tubs in 2 units were backing up and draining very slowly.  Nothing else is backed up, and flushing the adjacent toilets didn't cause water to back up into the tubs, so it's definitely just a localized drain issue at the tubs.  These tubs are back to back (the bathrooms in these units are mirror images of each other).  These tubs have occasionally backed up before, but we've always been able to get them unclogged with either drain cleaner or snaking.

We had a plumber come try to snake it yesterday, and he spent an hour or more trying to get a 1/2" snake down through the T where the 2 tubs' drains come together.  He said in his experience with 50+ year old cast iron drains in these back to back situations is that those connections are the first to go, and the only way to fix it is to remove one of the tubs, cut out a small piece of slab, and replace it.  He said a camera won't be able to get through the clog, and hydrojetting only works occasionally.

Anyone have any experience with this scenario before?  Any ideas/thoughts on our options?  We're planning to sell this property in the next year or two, so dumping thousands of dollars into it is not terribly appealing to us.

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Investor · Downers Grove, IL · Member since 2015 · 353 posts · 213 votes
10y

Drains all need to have a vent stack, usually up to the roof. I wonder if they can go up there, put a snake down that and get passed the "T" that way. 

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  • Investor · PA · Member since 2013 · 1k+ posts · 602 votes
    10y

    Try a couple other plumbers and see if they can get the tubs draining better. Snaking pipes can be an art and some are more talented at it than others.

  • Investor · Inverness, IL · Member since 2015 · 124 posts · 35 votes
    10y

    I would call a few other plumbers for estimates as well as how it can be fixed so you feel confident you explored all options at the best cost. I'm not a plumber, but removing a tub to fix the problem seems extreme. I would think there should be an adjacent open panel to get access to the drains to do the job. Just my thoughts.

  • Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
    10y

    I'd want to try air pressure (plugging one of the drains first), but replacement may end being the answer.  There's no "access panel" as the connection will be below the slab.

  • Investor · Downers Grove, IL · Member since 2015 · 353 posts · 213 votes
    10y

    Drains all need to have a vent stack, usually up to the roof. I wonder if they can go up there, put a snake down that and get passed the "T" that way. 

  • Buy & Hold Owner · Redlands, CA · Member since 2015 · 5k+ posts · 2k+ votes
    10y

    Had this very problem and XXXRooter wanted $11k to jackhammer the slab :(

    Got another plumber: we went through the exterior wall instead:  $2300 including patch the wall.

  • Real Estate Investor · Petaluma, CA · Member since 2016 · 60 posts · 27 votes
    10y

    To help avoid future drain clogs have your tenants administer Pinesol down the drains every few weeks. Apply to drainss and leave overnight, flush the next morning. The pine oil loosens debris and helps keep things moving...kind of like a healthy intestinal track when you use probiotics.  FYI~A plumber recommended this to me. 

  • Investor · Colorado Springs CO · Member since 2014 · 535 posts · 253 votes
    10y

    Thanks guys.  Yes, we'll definitely get a couple of bids before blindly proceeding with the bid this plumber gave us, and we'll see if other plumbers think they can get it unclogged without having to remove a tub.  The plumber yesterday said that he could try hydrojetting through the roof stack, but that it probably wouldn't help.  Using the snake through the roof stack would still put us at the same clog.

    I don't know if it would be possible to open up the access panel and try to disconnect the drains that way and get something in the pipe to try to grind out the corrosion.  The plumber yesterday seemed to have the opinion that going through the access panel wouldn't help anything.

  • Des Moines, IA · Member since 2015 · 29 posts · 2 votes
    10y
    I have always had luck thru the vent stack and jetting. As always, get multiple bids. Being a business owner myself and owning a home, I always have 2-3 plumbers, HVAC, electrical companies in my contact lists. If not, start networking! Ask friends, family and co workers on who they had the best repairs by. Also..... ALWAYS make sure they are insured!! I have a copy for my customers can look at at anytime.
  • Investor · Denver, CO · Member since 2015 · 570 posts · 521 votes
    10y
    Originally posted by @Dale Stevens:

    Drains all need to have a vent stack, usually up to the roof. I wonder if they can go up there, put a snake down that and get passed the "T" that way. 

    I'd get a 2nd opinion from another plumber/drain tech before tearing everything out, have him try through the tub drains, if unsuccessful, try the vent as Dale suggested. The vent is typically the magic trick if everything else fails.

  • Property Manager · Livonia, MI · Member since 2011 · 4k+ posts · 1k+ votes
    10y

    what caused the other clogs? hair? 

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