Plumbing overhaul worth every penny

Q: I'm a regular reader of your column and was hoping you could help me. I live in a two-unit building built in San Francisco in 1941. It still has the original galvanized plumbing.

My upstairs neighbor and I have been told that our water pressure problems (we can't shower when anything else using water is running) would be solved if we replaced the galvanized plumbing with copper. Also, we would like to remodel our kitchens (we don't have dishwashers) and have been told that we wouldn't get the full benefit of new appliances with old plumbing. Is what we've been told true?

We've had several contractors and plumbers talk to us about replacing the plumbing. The latest contractor told us we'd basically have to replace our kitchens and bathrooms because they'd have to tear into so many walls to replace the plumbing. Do you think that's true and would it be worth it?

Any suggestions as to whom we should talk to about this and get good feedback?

A: In short: Yes, the old pipes need replacing. We don't see why the kitchens and baths need to be gutted to do it. And yes, it is worth doing.

Galvanized water piping was the state of the plumbing art in 1941. Galvanizing is a metallurgical process used over the past 150 years to coat steel or iron with zinc to inhibit corrosion. The life span of galvanized pipe used for water delivery is about 40 years. You've got a 20-year bonus, but now it's time for the old pipe to go to the recycler.

We agree with the plumbers and contractors you've consulted -- up to a point.

The low water pressure is the main clue that your pipes need to be replaced. But we wouldn't be surprised if you have seen some discolored water when you turn on a faucet you've not used in awhile. Or, worse, that there is an undetected pinhole leak somewhere in the system. Leaks usually show themselves at threaded joints because when pipes are threaded the galvanized coating is compromised, leaving the steel or iron exposed.

Low water pressure, discolored water and leaks are symptoms of a failing galvanized water system. Over time, corrosion builds up on the interior of the pipes and reduces the flow of water by more than half. This is the source of the reduced water pressure you're experiencing.

We've removed water pipes where corrosion reduced the 1/2-inch diameter to less than 1/4 inch. While replacing the galvanized pipes with copper is the way to go, we don't necessarily agree that your house will look like a war zone during the job.

It's fortunate that both you and your neighbor are considering kitchen remodels. Since you are tearing into the kitchen anyway, this is the ideal time to re-pipe the whole house. When it's done, make sure to inquire about the condition of the main line between the water meter and the interior of the house. It may well need replacing also. Check the city building department to see if and when the main line may have been replaced in the past. ...CONTINUED

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