Repipe or not? Tenant complianing of water pressure

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Repipe or not? Tenant complianing of water pressure

Mark T.
Rental Property Investor · Los Angeles, CA · Member since 2019 · 1 post · 0 votes

Need advice.  My tenant was complaining of water pressure in the 2nd floor bathroom.  The water pressure in the cold water side is weak, it flows but it was not a full stream at the tub spout.   Hot water is fine it has a strong flow.  I ran the shower and the water pressure was strong.   I put my hand in the shower and the water temperature seems normal.  No other faucets in the unit has low water pressure, just the cold water in the shower.  

The problem is my tenant.   The tenant complained the water was scolding hot and the cold water was not strong enough to cool down to take a shower.   It has been really hot here in the summer and  tenant says can't take a shower and has to go to a friend house for shower.  Also has been inconvenienced and wants a concession. On a side note, this tenant has a history of making problems bigger and exaggerated than what they are.    I don't agree with the tenant's evaluation of the shower so I called my plumber.

My plumber said while the cold water pressure is weak, the shower is fine.  The water temperature is fine too.    We did all the basic checking, shower head, diverter, tub faucet, they are all fine.    In his opinion, the shower is in acceptable condition, however the problem is from the tenant perspective its not.   He recommend  to do a re-pipe because otherwise tenant will never be happy.   Also galvanized steel pipes eventually get corroded  and recommends replacement.      Its expensive.  

If I re-pipe the unit, it would make the tenant happy, however in my opinion I don't think its necessary because the shower is working.    Eventually I will need to do a re-pipe, however don't think now is the time because the shower is still working, although the cold water pressure is low.   The real reason why i don't want to do it is because its expensive, however I also do not looking forward to having to deal with this tenant in the future.  

What would you do?  Would you spend big money now to re-pipe and make your tenant happy.  Or not fix it but run the risk dealing with an unhappy tenant. 

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Andrew S.
Investor · Raleigh, NC · Member since 2013 · 1k+ posts · 708 votes
4y
I know you checked out the temperature by holding your hand under the shower, but did you or the plumber actually measure it?  Not everyone likes the same shower temperature and if the cold water pressure really is on the low side then there may be an issue.  One possible solution would be to lower the temperature of the water heater.  That way, you don't need to mix in as much cold water.  
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  • Joe Martella
    Rental Property Investor · Cherry Hill, NJ · Member since 2015 · 626 posts · 495 votes
    4y

    I would ask the plumber to give a written assessment for your records only.  

    I would tell the tenant that the plumber came and said there is nothing wrong with the pipes or water temperature.  

    If the tenant is unhappy, the only concession I would offer is an early out of the lease with no penalty.  

    2Reply
  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    4y

    @Mark Takeichi

    What size is the pipe? Something seems off if one side has pressure and other does not. In lieu of repiping you could install a booster pump and that should resolve any pressure issues.

    Please note water pressure has no impact on habitability and actually many new buildings are built with low flow fixtures which are awful for those that like water pressure.

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  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    4y

    Could just be a bad shower valve.....is your plumber sure? Or if you have galvanized, maybe an impediment at the valve on the cold side? I wouldn't repipe just for this tenant, but be aware you will have to at some point. Between tenants would be an ideal time.

    This tenant sounds like a PITA. Tell him you'll let him out of his lease early and find some one better....

    1Reply
  • Jonathan R McLaughlin
    Rental Property Investor · Boston, Massachusetts (MA) · Member since 2016 · 2k+ posts · 2k+ votes
    4y

    is this a 1K a month rental or a 5K a month rental? At the high end low water pressure would tick me off too. Half agree with @Joe Martella...I'd get the written estimate, but I'd also send the tenant a separate statement from the plumber saying everything checked out and was within acceptable levels. Then declare no concessions and the mater over. Use the happy clause.

    1Reply
  • Andrew S.
    Investor · Raleigh, NC · Member since 2013 · 1k+ posts · 708 votes
    4y
    I know you checked out the temperature by holding your hand under the shower, but did you or the plumber actually measure it?  Not everyone likes the same shower temperature and if the cold water pressure really is on the low side then there may be an issue.  One possible solution would be to lower the temperature of the water heater.  That way, you don't need to mix in as much cold water.  
    3Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    4y

    Turn the heat down on the hot water tank.

    Get one of the handheld showers, they can use it instead.

    1Reply
  • Danny Polanski
    Chicago, IL · Member since 2020 · 184 posts · 182 votes
    4y

    You really dont want to lower the hot water temp much. It must be a certain minimum degree to kill bacteria. 

    If only one area is lower pressure on the cold side, replace the cartridge and blow the line out. Surprised the plumber didnt do this. Should be an easy fix.  

    3Reply
  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    4y

    What @Danny Polanski said. This has got to be easy.

    If/When you re-pipe. it will not be as horrible as it used to, either in term s of cost, time or demo. PEX has made that project a LOT more friendly.....

    1Reply
  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    4y

    Aloha,

    It is a little odd that the weak side is the cold line. It is much more common for the hot side , with galvanized pipe, to get an internal buildup that restricts flow. Often you just need to change the first elbow closest to the faucet that is showing the symptom. For your situation, it does sound more like an issue with the shower faucet, in which case, per code, you will need to change to a balancing, "anti scald" valve. Don't waste time trying to rebuild the existing, just replace, for the benefit of the anti-scald feature. This means changing from your current two faucets to a single. Large escutcheon plates are available to enable you to do so without reworking the entire "wet" wall or surround. I would definitely suggest at least trying that, since there is apparently no issue elsewhere. You are correct though, with galvanized pipes you absolutely will need to repipe in the near future. Better to plan on it before you start seeing results of leaks...

    2Reply
  • Natalie Schanne
    Real Estate Agent · Princeton, NJ · Member since 2016 · 1k+ posts · 1k+ votes
    4y

    @Mark Takeichi - did you check the cold water throughout the house at every fixture, or all fixtures on simultaneously? There may be an issue with your water line in, that’s being mitigated by your hot water heater. So like if my Steel water pipe into my house is restricted, enough water will get to the hot water tank, but I will also have low flow at all my cold fixtures. (Not a plumber, just a thought based on a home inspection).

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