Replace Galvanized Pipes?

Question

I have a buy and hold that we recently purchased.  We did a light rehab on it which involved paint/carpet/minor kitchen and landscaping work.  House is half galvanized, half copper with some pex sprinkled in here and there under house.

1. During escrow the water was off - finally got seller to turn on about halfway thru escrow and turned out there were three water leaks.  Seller repaired these using licensed plumber.

2. The plumbing was exposed in the garage in two spots and the previous owner stated that repair work was completed but the walls were not closed up.

3. No visible water damage in house

4. Finished rehab, no problems so far.  Have it rented, tenants moving in 4/25, non refundable rental binder in place.

So, I get a call from the water company.  A water leak was reported in my area, took the workers several hours to track it down to my unit.  A pipe under the house had started leaking substantially.  They estimate it had leaked for at least 7 days and had discharged 115K gallons of water!  My crew fixed the leak in about an hour, water is turned off now until tenant moves in.

$1235 in water charges later, I am trying to decide how to proceed.  My existing crew suggests that things are fixed now and they would not bother with replacing anything yet.  I will get a second opinion from plumber who will likely suggest repiping.  The house will be occupied so the odds of another 7 days leak are lowered, but I am worried about some issue in the walls while tenants are there.  I am super lucky the leak wasn't in a wall - 115K gallons running thru a house would not have ended well.

Anyone have experience with this type of now or later decision?

Account Closed · Answer

galvanized pipe is a constant hassle. over time, the mineral buildup in the pipe will clog them up, requiring replacement. if you can replace it, do so. pay me now or pay me later.

Account Closed · Answer

The life span of galvanized pipe is generally 50-60 years. A lot depends on the water quality in the area. This can greatly shorten or extend the life of the piping. Four leaks in a short time seems a bit excessive. Has anyone checked the pressure coming into the house?  Should be around 40psi.

Jeff Zamora · Answer

Quick update: replaced all galvanized pipes.  My assumption is that it would costly but should have gotten the quote while I was rehabbing.  Turned out to be $1121, out the door.

Also found out water heater was leaking and would have gone out sooner than later.  Replaced that as well, so hopefully now after redoing all plumbing we won't be having the dreaded 2am water leak call.

Chris C. Had them check water pressure, it was 120psi!  Needed to also install a pressure regulator.  Thanks for the tip!

Thanks for the advice!

Joel Owens · Answer

It's a common mistake for buyers not to check the main going to the house. If you replace all internal pipes but still have galvanized as the main rusting inside out the water pressure will be low.

It is usually worth every bit of money to pay a plumber to scope the lines before purchasing for issues.

Randy E. · Answer

I would definitely replace old galvanized pipes.  In fact, I don't even wait for a leak.  If I buy a property and the plumbing is old, I just replace everything, from the incoming water lines to the sewer hookup at the edge of the foundation.  Leave nothing to chance.  It's easier to do it before you start renting the house than to do it while tenants are in there.

Jeff Zamora · Answer

@Aaron McGinnis

Very good point about tenants not reporting the leak.

@Jeff V.

Thanks for the info on replacement time.

I am literally on the phone now lining up the plumber to give me pricing on this.  Thanks for the suggestions - my gut was telling me to do this but nice to hear it externally sometimes!

Aaron McGinnis · Answer

I would recommend replacement. Tenants are not always the best at reporting leaks and repiping is way cheaper than the damage that might be done by a leak.

Jeff V. · Answer

I'm by no means an expert but just had a recent plumbing leak for the same reason, old galvanized.

Statistically speaking you have had 4 leaks in the short time that you have owned it.  I'm guessing that the galvanized is the oldest and if it were me I would have it replaced before the tenants move in.

I will be doing the same on my personal residence soon, I've had multiple plumbing issues lately.

My plumber said they now replace galvanized with pex and run through the attic so it takes about a day to redo a house possibly 2 depending on size.

It's one of those things...  you know its a problem and it's currently vacant.  May as well get it fixed while you can before any more damage occurs.

Just my opinion.