Plumbing Help

[Jena]

I am looking to buy a fixer upper. When I went to look at it the other day, I could hear water running from behind the tub. Apparently the pipe there had frozen and burst. We called the realtor and they have had the water shut off.

I have since made a low offer on this house, hoping the out of town owners don't want to mess with the plumbing issue. Now, I need to get a ball park idea of just how bad it could be.

There is only one bathroom. The broken pipe was on an exterior wall, but there was also ice in the toilet. The kitchen sink is the only other water using fixture and it wasn't leaking. The water heater is in the basement.

I know a major cost will be accessing the known broken pipe. If they can't get to it from the crawl, they will have to break out the tile (why do people not build in pipe access????). I think that would be the most expensive thing to fix.

Will the toilet likely need replaced due to being frozen? The water heater showed no signs of leaking so I am assuming it is ok. The water had not been leaking long (maybe a few days) and there is no damage to walls, floors, etc.

Thanks
Jena

[hunter63]

Need to let everything thaw out before assuming that because it isn't leaking now, that it won't later.
Better get estimates to replace all the plumbing, then hopefully it won't all have to be replaced.

[Jim S.]

The toilet will be OK as long as it did not crack. The tub fix will be kind of high. How true what hunter says, it all has to thaw to be sure that is the only leak. If the plumbing is old, I would go ahead and just replace it all. Around here, a whole-house replumb with new faucets that is done with CPVC runs about $2,500 for a two-bath crawlspace home with typical plumbing fixtures. That's really not bad when you consider it should last a lifetime if properly done. Use lifetime faucets and forget about starting on move-in day one.

When I had ours done to replace the 60-year-old galvanized, I supplied the faucets and I specified that all pipe be insulated. The whole job ran me $1,200. I served as a plumber's helper, and the guy knocked $100 off for my help.

I would also strongly suggest that you spec that all main supply lines be 3/4". It makes a huge difference in volume, even with 1/2" risers.

[hunter63]

If were me I would do it in PEX, much easier and cheaper, drains in PVC.
We (me and 1 other guy) did a 14 X 70 house trailer, (yeah, lots of stuff up underneath), in one day. Did have 2 baths. Every 90 degree fitting was broke.

Would be longer if you have to tear out walls.

[ericjeeper]

LOL you can do the plumbing yourself.

[hunter63]

Don't laugh, house next door has been in stages of being abandoned for a while now.

Couple got divorced, wife moved out, guy moved out/in with girl-friend, young kid, 17-18 stayed/partied there, bills weren't paid, gas/electric turned off.

Refrig went off, food left started to smell, health department called, that was cleaned up.
Furnace off, cold weather set in, I called the city and asked about the water, so pipes don't freeze, sump pump won't run (did all the time, before).
The city told me that only the owner could have the water shut off?

Any way couple of days later, sign on the door, "this house has been winterized". Don't know what that means?

Can't wait for spring, don't want to look in the windows.
Frozen water will do a lot of damage.
Oh yeah, was -4 degrees last nite.

[Shagbarkmtcatle]

If a house has been winterized, it means that anti-freeze has been flushed through the entire plumbing system to keep it from freezing. If the house hasn't been winterized, any and all pipes could have frozen. So you have the potential of a big mess. Most likely you will.

[agmantoo]

Jena, somewhat knowing you the problem with the plumbing is to you advantage. You should be able to get a major deduct from the seller and you can fix the problem yourself for a small investment. As mentioned above, use pex and the repair is super simple and enduring. The greatest single expense will be the tools for installing the pex crimp fittings. These tools can also be rented. Regardless, with your capabilities it is a non problem. Use the problem to your advantage and move forward. Nice to see you posting again!

[mwhit]

When I bought this house all the plumbing was frozen and when it thawed it all leaked. The water heater was ruined. The toilet was cracked. The main shut off in the basement where the water comes into the house was broken and what a mess it was! The other house next door was worse-- water was running all over the place, but we haven't fixed that one yet-- some of the floors are water damaged. I did not know this when I bought it, but since I paid $2600 for them both and my land I can't complain (my fireplace is worth more than that).

We put in all new copper lines, new toilets, new sinks, faucets and bathtub-- DH did it so I have no idea what a 'pro' would charge, but we did it fairly cheap.

Michelle