Chris Griffin's Blog

Have you ever had that thought that cockroaches or snakes were going to come in through your shower head or up into your toilet? Here's a little guy that I found o a recent ispection. Click the link below to see my YouTube Video entitled, "PIPE-DWELLERS: What's lurking in your sewerline?".

http://www.youtube.com/watch?v=_MqBXo_D6Tk

The main sewer line is installed underground and therefore not visible. A main sewer line inspection involves sending a special camera into the sewer pipe so that its condition can be determined.

HERE IS A PIC OF THE VIDEO MONITOR

Approximately 90% of the main sewer lines in the Los Angeles area and surrounding cities have conditions occurring within them that require attention. There are many problems that can occur within the main sewer line, the most common being root intrusions that can cause blockages of the drain line and damage the pipe.

Also, many of the main sewer line pipes are made from materials that either wear out over time or can be damaged by seismic activity and root intrusions. Conditions or problems within a main sewer line can remain hidden and unknown for an extended period of time, thereby potentially causing further problems and more costly repairs. Having a main sewer line inspection can help to catch any current and future problems at an early stage, potentially saving money on repairs or replacements.

For more information go to www.SewerlineCheck.com or call (818) 951-7660

The main sewer line is the main drain pipe leading from the exterior of the structure to the city (public) sewer pipe connection normally found under the street or alley. The main sewer line can also connect to a private sewage disposal system such as a septic tank or cesspool.

The main sewer line is installed underground and therefore not visible. A main sewer line inspection involves sending a special camera into the sewer pipe so that its condition can be determined.

Many structures have main sewer line cleanouts. A cleanout is an access point with a removable cap to gain entry to the drain pipe. Cleanouts are normally used when the drain pipe is clogged and needs to be snaked out. When no cleanout is available, we can often gain access into the main sewer line by sending the camera down a vent pipe on the roof or by removing a toilet from the floor of the bathroom. The toilet is then reinstalled with a new seal when the inspection is completed.

There are many problems that can occur within the main sewer line, the most common being root intrusions that can cause blockages of the drain line and damage the pipe. Seismic activity can also cause damage and breaks in the sewer pipe. Many sewer pipes are made of materials that have a specific design life expectancy and may be worn out to the point of needing replacements or repairs.

Don't ever introduce anything except human waste and toilet paper into the toilet.

Don't ever flush hand wipes, dental floss or feminine hygiene products down the toilet no matter what the manufacturer specifications may say.

Don't put glass in the food waste disposal to sharpen the blades. Not only is this potentially dangerous, garbage disposals have no "blades".

Don't overload your food waste disposal. When using the disposal the water should be run for a minimum of 30 seconds to one minute after the last food waste item has passed through the disposal. This tip will help to ensure the drain pipe is adequately washed out.

Don't place fibrous or starchy foods in the disposal such as, celery, broccoli, artichoke, potato skins, pasta etc.

Don't put cooking grease and oils down the drain lines. The built up grease can cause poor drainage and clogging of the lines.

Do dispose of larger food items and table scraps in the trash. This would include starchy and fibrous food items.

Do use hair screens on shower and bathtub drains.

Do preventative maintenance! An annual video inspection of your sewer line can help to prevent future problems with the sewer system. Annual cleaning of the sewer and drain lines can help to keep them draining properly.

If you think that what you don't know can't hurt you... Think again. Non-disclosure is a very big deal in the real estate industry and sometimes situations arise after the close of escrow that nobody knew or thought to disclose and the finger pointing begins.

An often overlooked way to protect yourself and your clients is by finding out the actual condition of the main sewer line while you are in the contingency period. Having a sewer line inspection done can help to put the buyer at ease while at the same time preventing the realtor from a potential lawsuit after the close of escrow.

What many realtors and homeowners do not realize is that in the L.A. area the homeowner is responsible for the main sewer line all the way out to the city connection. Their responsibility does not end at the property line. If there are problems under the street the repair costs can be astronomical. Finding out about any such conditions early on is key.

Some materials used for sewer pipes have a design life expectancy of approximately 60 years which means that many of the homes that are being bought and sold nowadays are on a system that is past its design life.

Often, conditions found during a main sewer line inspection are remedied by regular rootering or hydro-jetting (a high pressured water cleaning of the line). Sometimes more extensive problems can be found which may require digging up the line and making repairs to or replacements of a portion of the line or the entire system.

There have been instances of a homeowner believing they are connected to the city sewer and even being charged regular fees for such, only to find that they are on a septic or cesspool system. Although permits were pulled and fees were assessed for this service, the actual connection was never made. This can be a very costly item to fix and it is best to find out about it on the front end of the deal so that proper negotiations can be made.

Not even brand new installations are free of flaws 100% of the time. Usually new homes are under warranty but it is best to find and remedy any potential problems before they manifest themselves inside the home.

Remember, none of this system can be viewed without the aid of a camera. You can't know the actual condition if you don't have it inspected. When choosing an inspector the ideal choice would include someone who does not perform or sell repairs. That way you can ensure that you get findings and recommendations that are unbiased.

I AM QUOTED IN THIS ARTICLE WHICH WAS RECENTLY  PUBLISHED IN THE DAILY NEWS. 

Getting ready to purchase a home? Ready to re-model or add on to your existing home? If you live in the City of Los Angeles and answered, "yes" to any of these questions then this may come as a big surprise for you!

The Los Angeles City Department of Public Works Bureau of Engineering has adopted policy requiring the homeowner to pay for and provide a video inspection of the main lateral sewer line when an application for a building permit is made on any structure built prior to 1965. The lateral is the portion of the property's main sewer line that connects the property to the city sewer pipe. The homeowner must provide video documentation of the sewer line for the city inspector to review so the city inspector can determine the condition of the sewer pipes and whether or not he will require the sewer line to be rehabilitated or replaced. The cost of the inspection and any required repairs are completely at the homeowner's expense.

The logic that the homeowner must foot the bill comes from the opinion of the L.A. City Attorney, which has assigned the responsibility for the construction, maintenance, and repair of house connection sewer lines to the individual property owner.

The cost of a video inspection is not terribly expensive, typically under $300. However the cost to rehabilitate a sewer line can run from $6,000 to $8,000 depending on its depth. And if the line is in such poor condition that it needs to be totally replaced, a typical associated cost could be $12,000 or higher. Surprise! Was this in your budget?

Chris Griffin, president of Sewerline Check Professionals (a private sewer-line inspection agency based in the San Fernando Valley) states, "Home buyers are commonly having the sewer lines video inspected so they can be aware of hidden costs. One homebuyer had the video inspection done during escrow to find that there was very little cost involved to repair some minor issues. Another buyer's video inspection discovered that the entire underground sewer line was in need of total replacement all the way to the city sewer under the street. In that case the seller adjusted the sales price so the home could be sold."

As disturbing as this is, there is little the homeowner or homebuyer can do except to be aware of the potential costs of repairs by having a sewer line video examination performed prior to buying a home or starting a project on any home constructed prior to 1965.

A professional sewer line video inspection company can help buyers and owners to not get caught with unforeseen expenses.  For more information about this issue you can contact Chris Griffin at 818/951-7660 or chrisg@sewerlinecheck.com.

By John A. LaRocca Special to Real Estate. John is a Certified California Real Estate Inspector and a licensed General Contractor. Contact him 818/266-2477 or john.larocca@laroccainspections.com