Author Topic: Terese's Plumbing Problems (Read 782 times)

Sean · « **on:** January 05, 2011, 01:40:57 AM »

Well.. at one of the rentals that is..

T said on Chat last night that she is having main sewer line problems at one of the rentals.. Roto Rooter has been out twice recently to snake the line and keeps pulling out tree roots.. The drains are also slow, and gurgling.. Classic signs of a main line problem (though some will jump to conclusions and blame some of the symptoms on bad venting).

For the fix to this problem, we have to ditch Roto Rooter.. Sure.. They will bid the job, but they will be the most expensive option. Also, each one of their techs is paid commission on each sale, so there is no incentive to cut costs.. You need an independent, one man show plumber that is willing to fix the PROBLEM, not replace a whole main line.. You need this guy:

My bud "John the plumber".. One man show with tools, knowledge and a single van.. he's a service plumber. he doesn't take big jobs.. he likes to do several jobs a day.. if you find a plumber that wants to bid several days for a little problem.. RUN.

After you find the right plumber, you need to have him take a video of the sewer line. he will have a gen eye camera set up similar to this:

This set up will allow you to see exactly what is going on inside the pipe, and also acts as a locator, so you can tell exactly where in the yard the problem is, AND how deep the pipe is. Your plumber should be able to send you a video tape of the problem.. of course, finding someone with a VCR to watch it might be tricky :-) My system is VCR based.. perhaps the newer cameras have DVD recorders.. You should expect to pay around $200 INCLUDING a copy of the "tape" so you can see the problem yourself.

Once you have pictures of the problem, the operation itself is as simple as digging down to the pipe, and replacing ONLY the damaged section.. You made mention of a 4" to 6" section that was perhaps bad.. That could be a joint between an old piece of orangeburg (clay) pipe and newer ABS pipe.. They make rubber connectors for these transitions.

depending on the severity of the problem, and the amount of digging involved,this should only cost between $500 - $750 to repair (Including the camera).

You can save a ton of money if you know a $10/hr laborer that can do the digging.. You don't need a $69/hr plumber doing that!

I will look and see if I can find you a plumber that i like..... Wish you were more LOCAL.. I have all the equipment and the guys to do this.... Pisses me off that you are two states away.

Sean · « **Reply #1 on:** January 05, 2011, 01:50:47 AM »

I like this guy:

Kary Plumbing★★★★★3 Reviews

509-946-6693
523 Blue St
Richland, WA 99354

Minnesota John · « **Reply #2 on:** January 05, 2011, 02:29:47 AM »

I want to own one of those camera setups. I had to pay 350 bucks for Mr. Rooter to come out with theirs so I could peek inside the pipes. It was worth it because I found a hidden septic tank that was UNDER one of my buildings. Previous owner from the 70s, whose family owned this place three generations before that, didn't even know it was there.

On another note, is there a spray head that can be put on a conventional hose to send down a line for cleaning. I know the pros have a machine that will power it's way down. I'm looking for something that doesn't have as much power, but will move alot of crap too.

Been watching craigslist for a camera setup.

Sean · « **Reply #3 on:** January 05, 2011, 03:02:00 AM »

We paid $2500 for the camera set-up on Ebay.. A great tool to HAVE.. but honesty, it just sits in the shop for months.. it would be more cost effective to just hire it out when needed.

You wanna clear a plug with water, or do some cleaning / maintenance?

Michael · « **Reply #4 on:** January 05, 2011, 08:30:01 AM »

John,

Here is what I have and it works like a charm. I use this to clean foundation drains.

http://www.northerntool.com/shop/tools/product_200330903_200330903

Pearl the Landlady · « **Reply #5 on:** January 05, 2011, 11:02:12 AM »

Thank you Sean, I really appreciate your help. I will give this info to Rick, he is coordinating this for me.

HennyPennycrafts · « **Reply #6 on:** January 05, 2011, 11:11:06 AM »

Plumbing issues are the worst. I should know as I've had plenty in every one of my rentals. Good luck, T. And thanks for sharing, Sean. I'm going to keep that info.

Pearl the Landlady · « **Reply #7 on:** January 07, 2011, 01:11:33 AM »

Finally got a guy with a camera set up out to the rental this afternoon. He found the major root bound areas and worked at it til almost 9 this evening, and then closed up shop. He will be back in the morning, and he is confident that he can get the lines completely cleaned out. He is using a combination of a high pressure water hose and a rooter type blade and is REALLY taking his time to do it right. Rick is pretty sure that we will, at some point in the near future, need to replace part of this line, but I am happy to pay someone to keep them clean until the ground thaws.

Put the tenant up in a hotel this evening, the bathroom is just not usable at this point. I want happy tenants, so this is what we do.

Thanks again Sean for the advice and the info, it has been extremely helpful.