Rental Property Investor · Tempe, AZ · Member since 2018 · 22 posts · 6 votes
Hi,
I am buying a triplex in Tempe, AZ and I am thinking of replacing the entire sewer pipe as the triplex is about 50 year old. However, I am not sure what the material (PVC, cast iron, etc.) to use as tenants might abuse the system more than owners. Please suggest me the best material to use and the approximated price.
Your choice of material is determined by the local building codes. It is not likely a pick one situation. Contact your buildings dept. or a local plumber.
Your choice of material is determined by the local building codes. It is not likely a pick one situation. Contact your buildings dept. or a local plumber.
Investor · Vancouver, WA · Member since 2013 · 3k+ posts · 4k+ votes
7y
Find a great plumbing contractor who can look at the property and determine what, if anything, you need to replace. If the building is on a slab, expect the cost to be quite high. If the building has an accessible crawl space or basement, it will be much easier to re-plumb. Be sure to get necessary permits and follow building codes.
The plumbing materials should be in keeping with the type of home. Chose plumbing fixtures that are durable and are simple to use and clean. Pipes should be of good quality materials with easily accessible clean-outs and valve turn-offs.
As to whether the plumbing materials should be different in a rental property, yes and no. Some items you may chose for more durability, but the greatest determinant in how well your plumbing system will fare is in how well you instruct your tenants and manage your properties.
Common sense is not common, so clearly communicate your expectations in the rental agreement. Here's some excerpt from ours that you may find helpful.
MAINTENANCE OF PREMISES.Landlord will maintain all electrical, plumbing, heating, and other facilities and appliances supplied by Landlord in good working order.Landlord will perform periodic inspections of the premises, no less than once a year, for the purpose of property maintenance and repair.Landlord will notify Tenant in advance of the inspection. Tenant agrees to allow Landlord timely access to premises to do maintenance and repair.Tenant will notify Landlord in a timely manner of any damages or problems as they arise, including damages caused by Tenant, malfunction of appliances or fixtures, and water/moisture leaks and spots.Tenant will take care of the premises, keeping them clean and clear of debris. Tenant will use appliances and fixtures in accordance with manufacturer instructions.
DRAIN STOPPAGES/PLUMBING.As of the date of this Agreement, Landlord warrants that the dwelling’s sewage drains are in good working order and that they will accept the normal household waste for which they were designed. They will not accept things such as flushable wipes, personal wipes, baby wipes, paper diapers, sanitary napkins, tampons, wads of toilet paper, dental floss, balls of hair, paper towels, newspapers, grease, oil, table scraps, bones, clothing, rags, sand, dirt, rocks, or children’s toys. Tenant agrees to pay for clearing the drains of any and all stoppages except those, which the plumber who is called to clear the stoppage will attest to in writing, were caused by defective plumbing, tree roots, or a result of weather.Tenant agrees to keep on hand and properly use a plunger when necessary to unclog drains and to prevent water overflow from toilet, sinks and bathtub. Tenant agrees to notify Landlord in a timely manner of drain stoppages that they are unable to clear themselves.
DRAIN CLEANING PRODUCTS.Tenant agrees not to use caustic drain cleaning chemicals in any of the drains or plumbing fixtures.Such products may cause damage to the plumbing system and may be hazardous to the environment and to people who may come into contact with such product.Tenant may be able to keep drains clean and clear with regular maintenance by pouring down the drain a quarter cup of baking soda followed by a half cup of vinegar.If there is a minor clog in the p-trap (the curved portion) of the pipe under the sink, Tenant may disconnect the pipe, clear the pipe manually, and reconnect the pipe to clear the clog or may call Landlord for assistance.
Rental Property Investor · Phoenix Tempe Scottsdale, AZ · Member since 2014 · 184 posts · 55 votes
7y
@Jay Truong You are definitely going to want to consult a local plumber or contractor most of the cost is the labor regardless of material choice. We do have vary hard water in Tempe so they will recommend the material to code.
@Jay Truong You are definitely going to want to consult a local plumber or contractor most of the cost is the labor regardless of material choice. We do have vary hard water in Tempe so they will recommend the material to code.
Thanks. I contacted a few local plumbers and they chose ABS. The quotes vary significantly. Southwest Plumbing gave me a quote that is half of others offer so I have picked them.
Good advice above. As a plumber working with rentals in Arizona, I'd emphasize: get a sewer camera inspection BEFORE committing to a full replacement. The camera shows exactly where the failures are — you might only need spot repairs instead of replacing the whole line, which saves thousands. For the material, ABS is standard for AZ (as Jay found), but installation quality matters more than the pipe itself: proper slope, compacted bedding, and accessible cleanouts. A qualified Payson plumber (or any licensed AZ plumbing contractor) can scope the line and give you video of what they're seeing — don't authorize a full replacement without seeing the camera footage first.