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All Forum Posts by: Ed L.

Ed L. has started 43 posts and replied 449 times.

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @Jeremy Brown:

We had one done a few months back. They replaced between the clean out at the edge of the house to the clean out by the street.

In our case, we were getting repeated clogs. A plumber suggested the problem was under the sidewalk. The county came out for free to check. There was no clean out near the street, so they installed one - also, free. They said the problem was between there and the house. So, we did the trenchless, pipe bursting method. It didn't seem cheap at the time, but was under $2k.

Make sure you know what method they're going to use for that price. For bursting and running a new pipe, that seems good. In our case, they offered to dig and patch, since we had a break and offset joint in the middle. I don't know if that's an option in your situation. There's also a cheap option where they just pull a liner. It makes the sewer line narrower and in my research looked like the least-desirable method. Digging out the whole line seems like a mess. For us, it was under the driveway, so we didn't really consider it.

Wow I had to google pipe bursting!  Pretty neat stuff, I believe this guy was going to be digging with a mini excavator.   It's just going across the yard with no obstacles.  Will have to ask some more questions tomorrow.  He's supposed to go back and check it again tomorrow morning.  Originally he was thinking the line ran out the back of the house where there was clearly a exposed piece of sewer pipe with a break in it.  After looking into it I recalled there used to be a shop with a toilet directly behind the house.   

My theory is the main drain line goes through the front yard to the curb.  I'm hoping the main line is just clogged up which is pushing it back to the old abandoned line going to where the toilet was in the shed.  The shed toilet line had a big visible break likely from when the shed was demo'd.  

Hopefully we may be able to dodge the bullet.  

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @Aaron Mazzrillo:

As to your cost of living concerns; I've made more in wholesale fees on a single house here than my buddy in Jackson pays for houses, so all things are relative.

That's kinda what we were thinking.  Being realtors and real estate investors, more expensive real estate = bigger commissions.  Being a serial tax minimizer the prospect of living in Vancouver WA with no income taxes and buying goods in Portland with no sales tax was a fairly interesting prospect.  Unfortunately the deeper I dig the more I find little gotcha's like Washington states excise tax on real estate sales.  No free lunch in life!  

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @Jay Hinrichs:

very good price we pay 1200 to 2k in Jackson.. if its an emergency though IE tenant in the house need it done right away can figure 50 to 100% higher

IN Portland were we live they burst the pipes and don't dig anything.. 3500 to 6k

in the bay area my brother in law does these for a living.. same thing burst the pipe no digging 4 to 7k.  now a days in certain citys there you MUST do this if its an old pipe when you sell the home no choice

 Awesome, that's just what I was looking for.  Wife and I just got back from Portland last week, love it out there!  Glad to hear it's possible to live out west and still have property her in sippi.  Wife is constantly talking about moving to Portland, but it's hard to stomach the cost of living pretty much anywhere on earth when Sippi is your point of reference lol..  

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @Marko Cvetkovic:

Make sure permits are included in that bid, and a clean out. Good luck

 Will check on that permit as he didn't mention it, but he was doing a cleanout as the original line didn't seem to have one oddly enough.

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @George P.:

1100 is dirt cheap.  That work up here is 8 or 9 ft deep and they have to use anti cave platforms... Up to 15k or so.  Hope I never get to do it!

 Wow that's stiff, I'm guessing they have to get down below the frost line up north.  I can definitely see how going that deep would make things exponentially more challenging.

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @Marko Cvetkovic:

I was quoted for a fourplex late last year of $9200. The main line was in the backyard and also on the other side of a chain leak fence. I forgot how many feet on distance but I know it went about 9ft deep. Hope that Helps. Location Leavenworth Kansas

 Also did they have to tear up your slab to tie it back in or do they just tie into the existing line before it went back into the building?

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141

Ouch!  That had to hurt something awful.  I'm guessing the lines are pretty shallow in my area.  I've seen several people around town trenching their yards up replacing these things and they don't look to be more than couple feet deep.  Was reading some old post about the walls caving in on people when going deep like that.  Scary stuff!  Thanks for sharing!

Post: Cost to replace sewer line?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141

Hi all,

Haven't been active on here lately but I still lurk at times.   

On sfr rental #9 now.  Have bought and rehabbed 4 in the past year and it's been rewarding at times and challenging at others.  

Was just brought to my attention that one of my 1950's raised bungalow's needs a new main sewer line.  Plumber is quoting $1,100 to replace about 60' of line and tie it all back together.  Good guy, has done other drain work for us and has done a great job.  Just curious what others are paying.  Never have had to replace one before.  Sure it won't be my last.

Post: Allow a 4+ Year Lease?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141

Of course do it.   You are already 15% over market rates.   4 years with no turnover is a better bet than 1 year with turnover and a incremental rate increase.   I would take that deal any day of the week.  

Post: Whats the most amazing inexpensive countertop on the planet?

Ed L.Posted
  • Residential Real Estate Agent
  • Hattiesburg, MS
  • Posts 475
  • Votes 141
Originally posted by @Account Closed:

@Ed L.

I gotta say I like the first one better :) The granite looks best.

Thanks so much for sharing.

For sure, the tile granite job was one of my earlier jobs where I was more obsessed with staying on budget.  I kinda posted them out of chronological order.  

Now I just pay a little extra and put the slab in.  What is $300-400 difference over the lifetime of a rental property?  Pretty much nothing, especially when the tile gets dingy and takes away the wow factor.  

I'm all about all about long term durability at this point.  I think slab granite is the way to go for kitchens.