Repipe w/ tenant there?
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Repipe w/ tenant there? (by J [FL]) May 22, 2019 9:46 AM
       Repipe w/ tenant there? (by RB [MI]) May 22, 2019 9:54 AM
       Repipe w/ tenant there? (by J [FL]) May 22, 2019 9:56 AM
       Repipe w/ tenant there? (by NE [PA]) May 22, 2019 10:01 AM
       Repipe w/ tenant there? (by S i d [MO]) May 22, 2019 10:06 AM
       Repipe w/ tenant there? (by Vee [OH]) May 22, 2019 10:32 AM
       Repipe w/ tenant there? (by J [FL]) May 22, 2019 10:37 AM
       Repipe w/ tenant there? (by Danno [IL]) May 22, 2019 10:42 AM
       Repipe w/ tenant there? (by Vee [OH]) May 22, 2019 10:47 AM
       Repipe w/ tenant there? (by J [FL]) May 22, 2019 10:48 AM
       Repipe w/ tenant there? (by David [MI]) May 22, 2019 11:12 AM
       Repipe w/ tenant there? (by Busy [WI]) May 22, 2019 11:34 AM
       Repipe w/ tenant there? (by JAC [OH]) May 22, 2019 12:22 PM
       Repipe w/ tenant there? (by Peter [WI]) May 22, 2019 12:39 PM
       Repipe w/ tenant there? (by NE [PA]) May 22, 2019 12:40 PM
       Repipe w/ tenant there? (by Robert J [CA]) May 22, 2019 12:43 PM
       Repipe w/ tenant there? (by Busy [WI]) May 22, 2019 1:09 PM
       Repipe w/ tenant there? (by J [FL]) May 22, 2019 1:21 PM
       Repipe w/ tenant there? (by CX [WA]) May 22, 2019 4:24 PM
       Repipe w/ tenant there? (by J [FL]) May 22, 2019 8:40 PM
       Repipe w/ tenant there? (by #22 [MO]) May 22, 2019 10:23 PM
       Repipe w/ tenant there? (by #22 [MO]) May 22, 2019 10:23 PM
       Repipe w/ tenant there? (by Small potatoes [NY]) May 22, 2019 11:24 PM
       Repipe w/ tenant there? (by Jim Iím O C [CA]) May 23, 2019 4:12 AM
       Repipe w/ tenant there? (by J [FL]) May 23, 2019 5:13 AM
       Repipe w/ tenant there? (by fred [CA]) May 23, 2019 9:04 AM
       Repipe w/ tenant there? (by Oregonwoodsmoke [ID]) May 23, 2019 9:55 AM
       Repipe w/ tenant there? (by J [FL]) May 24, 2019 8:38 AM

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Repipe w/ tenant there? (by J [FL]) Posted on: May 22, 2019 9:46 AM
Message:

I have a place that's only one bathroom. It has 40 year old copper pipes buried under the slab.

I've never had any leaks at this place but I just had a pinhole leak at another place that was built in the '80s.

I was thinking of pre-preemptively re piping this one bath house while the tenant is there, sometime over the next year or so, with PEX. I would use a plumber to do this, I don't have the skills for this.

Do you think I'm on the right track with this idea? I think it would cost about 2K because there is only one bathroom.

--72.188.xxx.xxx




Repipe w/ tenant there? (by RB [MI]) Posted on: May 22, 2019 9:54 AM
Message:

Proactive maintenance V reactive maintenance. --184.53.x.xx




Repipe w/ tenant there? (by J [FL]) Posted on: May 22, 2019 9:56 AM
Message:

That is what I'm thinking. It's a one day job for the plumbing, and then they come back another day to fix the drywall...could be some minor painting needs after drywall repairs. --72.188.xxx.xxx




Repipe w/ tenant there? (by NE [PA]) Posted on: May 22, 2019 10:01 AM
Message:

No way!! Wait until it's vacant.

Have you ever played with legos? Harder than pex to get those little blocks to stick together. --174.201.xx.xxx




Repipe w/ tenant there? (by S i d [MO]) Posted on: May 22, 2019 10:06 AM
Message:

$2 grand would be a deal for this kind of work by a licensed plumber in my area.

We had an old galvanized kitchen drain line go bad under a slab recently and it was $1,300 since they had to move the cabinets, jackhammer the slab, replace pipe, and re-concrete it in. All for about a 4-5 foot run of DRAIN line. A complete re-pipe? Get a ROCK SOLID quote before proceeding.

Also, it's going to take a couple of days. Going to put your tenants up in a hotel? Factor in the cost. --173.20.xxx.xxx




Repipe w/ tenant there? (by Vee [OH]) Posted on: May 22, 2019 10:32 AM
Message:

PEX is so easy, I would take measurements and have it builtin the cieling with tenant there - one day cut and connect to fixtures - yes there will be refinishing after those holes are cut in walls, if you can operate scissors you can do PEX. --76.188.xxx.xx




Repipe w/ tenant there? (by J [FL]) Posted on: May 22, 2019 10:37 AM
Message:

I know that it's 3 - 3.5K for a two bath house here, depending on who you use, so I'm assuming it's around 2K for a one bath. It may be a bit higher of course. --72.188.xxx.xxx




Repipe w/ tenant there? (by Danno [IL]) Posted on: May 22, 2019 10:42 AM
Message:

I'm not familiar with PEX piping. Doesn't any of that chemical composition within the lining leech out into the water? --174.221.xxx.xx




Repipe w/ tenant there? (by Vee [OH]) Posted on: May 22, 2019 10:47 AM
Message:

Danno, this does occur after 50 plus years.This product has been used in the rail and airline industry over 30 years without the breakdown occurring. --76.188.xxx.xx




Repipe w/ tenant there? (by J [FL]) Posted on: May 22, 2019 10:48 AM
Message:

"PEX is so easy, I would take measurements and have it builtin the cieling with tenant there - one day cut and connect to fixtures - yes there will be refinishing after those holes are cut in walls, if you can operate scissors you can do PEX"

That doesn't make any sense. Why would I go in to an occupied unit and try to do a replumb myself, which I have no experience of doing? --72.188.xxx.xxx




Repipe w/ tenant there? (by David [MI]) Posted on: May 22, 2019 11:12 AM
Message:

"I've never had any leaks at this place" if you can wait a year or so, you can wait until it's vacant. --144.250.xx.xx




Repipe w/ tenant there? (by Busy [WI]) Posted on: May 22, 2019 11:34 AM
Message:

Iíve done a bathroom remodel with a tenant in there. It went fairly smoothly, but, I am very chill about lifeís little upsets, and that tenant and I communicate very well. Other tenants, I wouldnít have tried that. The other thing in my favor, my tenant runs a business around the corner, where her sister lives above. So, when, oops! I dropped the perfectly good toilet, and cracked it, I was able to text the tenant to have her kids go to Auntieís place when they got off the bus while I ran out and got another toilet. ( Btw, never be alone in a unit with tenantís kids without another adult present. I just was going to be working later that day.)

If you can plan ahead, try to think of all the contingencies, then this might be very do-able. But, I have never dealt with a house on slab, so that can have pitfalls I donít know about. My tenant has been with me since I bought the house in 2014, and I donít see her leaving any time soon. Great tenant, and, yes, at market rent.

When I have done big projects with a tenant in place, I often will spring for dinner (subs usually,) and, of course, one needs to be very aware/ careful about disturbing any of the dangerous stuff. My husband says PEX is very easy, but, I have very small hands, along with arthritis, so crimping and squeezing anything arenít in my skill set. Add to that, I donít learn quickly if it involves flips, turns, slides ( spatial reasoning,) so, I would have the pro, and one that I have worked with before, come in and get things done quickly with a tenant in place.

Be prepared to put the tenant up in a motel if the project encounters trouble. Or, do as Plenty did- when her tenant went on vacation, she got the whole bathroom redone. It turned out fabulous! In my neighborhoods, tenants usually cannot afford to go anywhere for a vacation, but, my tenants appreciate that I continue to get things done, so they are cooperative. But, safety must come first, of course. --70.92.xxx.xxx




Repipe w/ tenant there? (by JAC [OH]) Posted on: May 22, 2019 12:22 PM
Message:

Pex is so easy. Measure, cut, crimp. You can use sharkbites to transition from copper to Pex. What used to take me hours sweating pipes now is less than 1 hour with Pex. But that being said I would wait for an empty unit to do this work. You never know what you are going to find when you open the walls. --72.49.xxx.xx




Repipe w/ tenant there? (by Peter [WI]) Posted on: May 22, 2019 12:39 PM
Message:

I just did this, but it was a one bathroom ranch with a basement so likely quite a bit easier. Took my guy one long day and cost me $1k. It's a house that had old galvanized pipes and it destroyed three shower cartridges in a year so it was time... Planned ahead with the tenant and it was no problem. I would think for your scenario a plumber could run all the new pex one day but not connect it at the fixtures, and come back the next day to make the change over. Then drywall. Not the end of the world. --67.53.xxx.xxx




Repipe w/ tenant there? (by NE [PA]) Posted on: May 22, 2019 12:40 PM
Message:

For a landlord to hire things out is a great goal. To not know how to do it to begin with is a great disadvantage.

Youtube is your friend. --174.201.xx.xxx




Repipe w/ tenant there? (by Robert J [CA]) Posted on: May 22, 2019 12:43 PM
Message:

I am a landlord and licensed plumbing contractor too. Last year I had to re-pipe a duplex I owned built on a slab. The bathrooms and kitchens were on outside walls. Only the water heaters were on an inside wall.

So I ran exterior copper pipes along the outside walls, drilling into the stucco to run the new supply pipes for the toilets and sinks. I had to open up the walls behind the bathtubs and showers to connect the new pipe to those fixtures. I then installed an access exterior metal door for service access.

Before turning off the water I had run around 90% of the new pipes to each fixture general area. On the day of the final connection, tenants were alerted that between 10 AM and 12 PM, they would have no water. Then from 12 PM to 2 PM the would have the use of 1 bathroom each. I installed exterior ball valves down stream from the first bathrooms along the run so they would have use of one bathroom upstairs and downstairs.

As I connected pipes to the kitchen and other bathrooms, I would install isolation ball valves between the runs.

When the piping was completed, I caulked the pipes coming into the units through the walls. On the outside I used exterior stucco caulking too. I then installed pipe insulation around the copper pipes.

This job took me 3 partial days. The tenants were without water (bathroom) for 2 hours.

In most cases, as a outside contractor, I've done almost all of the re-piping with occupied units. On one 33 unit building, I ran replacement lines under the building in the carport area and when a unit was vacant and was going to be re-painted anyways, I then ran the vertical lines... --47.156.xx.xx




Repipe w/ tenant there? (by Busy [WI]) Posted on: May 22, 2019 1:09 PM
Message:

Wise words, NE.

Robert J, you are never leaving this forum, right?!? That was a terrific solution! --70.92.xxx.xxx




Repipe w/ tenant there? (by J [FL]) Posted on: May 22, 2019 1:21 PM
Message:

Thank you, I will think about what to do. --72.188.xxx.xxx




Repipe w/ tenant there? (by CX [WA]) Posted on: May 22, 2019 4:24 PM
Message:

You will want to eventually repipe w/ PEX, but should really verify whether this is a potential problem that needs to be addressed so soon. Pinhole leaks in copper are not just a simple function of age. Turbulence, too-short distances between fittings, and pH of the water are (arguably more) important factors.

You could test the pH of the water and install a water softener if called for, and make sure there are low-flow devices on the faucets to cut down on the turbulence the pipes interiors see. This would buy you additional time until you can do a repipe during a vacancy, a better alternative in my opinion. --71.212.xxx.xxx




Repipe w/ tenant there? (by J [FL]) Posted on: May 22, 2019 8:40 PM
Message:

Thanks CX. The copper tends not to last as long here in Florida as up north (not sure why). But as I said I've never had any leaks at this place...so far. --72.188.xxx.xxx




Repipe w/ tenant there? (by #22 [MO]) Posted on: May 22, 2019 10:23 PM
Message:

NO WAY. I've done 2 of these for collapsed drain lines.... I had tenants stay for 3-5 years after the first sign of trouble... they didn't move out and the lines ultimately failed and we had to do the work while they were occupied. Was a total, total mess. One tenant was put in a motel for a week, one was compensated to stay away... and both made daily trips into their house / work zone.... looking around, interrupting work, etc... it would be very foolish to preemptively do this work in an occupied unit.... I wouldn't touch this until 1. unit empty and 2. remodel to be completed....

This would not be the right move.

--216.130.xx.xxx




Repipe w/ tenant there? (by #22 [MO]) Posted on: May 22, 2019 10:23 PM
Message:

NO WAY. I've done 2 of these for collapsed drain lines.... I had tenants stay for 3-5 years after the first sign of trouble... they didn't move out and the lines ultimately failed and we had to do the work while they were occupied. Was a total, total mess. One tenant was put in a motel for a week, one was compensated to stay away... and both made daily trips into their house / work zone.... looking around, interrupting work, etc... it would be very foolish to preemptively do this work in an occupied unit.... I wouldn't touch this until 1. unit empty and 2. remodel to be completed....

This would not be the right move.

--216.130.xx.xxx




Repipe w/ tenant there? (by Small potatoes [NY]) Posted on: May 22, 2019 11:24 PM
Message:

If you go pex make sure you know what type your municipality wants. Mine wants A because it is supposed to reshape if crinkled. I think B is the type that resists chlorine better which occurs from oxidation thru the pipe walls. If you do get a plumber make sure they use a complete system that has all like kind warranty parts. Mainly fittings and pipe. Upanor is one brand of pipe you may be required to use but then if you get fittings from the box store they are not covered and the whole job is not warranted.

Anther factor is looking into upsizing pipe since same size pex has less interior space than copper. --99.203.xx.xx




Repipe w/ tenant there? (by Jim Iím O C [CA]) Posted on: May 23, 2019 4:12 AM
Message:

I usually repipe when itís empty. Our repipe companies can do it in one day but inspection takes a day or more and then patch and paint is two or more days. The tenant must cooperate. --99.23.xxx.x




Repipe w/ tenant there? (by J [FL]) Posted on: May 23, 2019 5:13 AM
Message:

"I usually repipe when itís empty. Our repipe companies can do it in one day but inspection takes a day or more and then patch and paint is two or more days. The tenant must cooperate."

Yes, the drywall stuff actually took longer than the repipe. I've had this done once on the first house I bought--it had polybutylene and the I needed to repipe to be able to get insurance.

--72.188.xxx.xxx




Repipe w/ tenant there? (by fred [CA]) Posted on: May 23, 2019 9:04 AM
Message:

The only time I would cut walls is when there's an emergency leak inside the wall.

For a re-pipe, I want the house vacant. --99.59.x.xxx




Repipe w/ tenant there? (by Oregonwoodsmoke [ID]) Posted on: May 23, 2019 9:55 AM
Message:

Your plumbing isn't leaking. Leave it alone.

Wait until the unit is vacant. If the plumbing does spring a leak, then you have no choice but to do it, but that won't disrupt a tenant any more than a scheduled repipe will do. --98.146.xxx.xxx




Repipe w/ tenant there? (by J [FL]) Posted on: May 24, 2019 8:38 AM
Message:

Thank you. I think I'm just going to wait since there hasn't actually been a problem yet.

We all have our own comfort level with doing our own repairs. I do a fair amount of stuff. Some here may consider it piddly stuff -- painting, replacing ceiling fans, vanities, small drywall repairs -- but I did have to learn how to do it correctly. And there's a difference between a person like me doing a major system update and a person like Robert J who is a licensed contractor with many years of experience.

--72.188.xxx.xxx



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