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Plumbing (April 2010/UPDDATE 5-10-10).

Contractor:

Grain Valley Electric, Heating, Cooling and Plumbing
408 S Main, PO Box 471
Grain Valley, MO 64029
816-229-9505

The reason we decided to update the plumbing was because the pipes in this house were polybutylene (which is a form of plastic resin that was used extensively between 1978 and 1995). This is not good piping! There were even class action lawsuits brought in the 1980s because of it.

I started the search for a plumber last fall. We figured that considering how long everything takes in the world of remodeling/contracting... we better find the best company for our needs and get them booked for the spring.

I interviewed several companies in the area and decided on Grain Valley to do the job. And do you want to know why? It's because Allen spoke to me (a mere woman to most contractors) like a human being and was not put off by our 'greenovation' (a word which, by the way, I did not create -- heard it used recently and sure wish I had!). In fact, Allen was talkin' the talk and walkin' the walk of energy efficiency, etc. from the moment he arrived at our house. Plus, I trust my gut-feelings and (as with KC Roofing) I just knew this was the company to use.

Allen was also not scared off by our idea of turning the cistern into a rainwater catchment/storage system. We discussed using the water for showers and toilets and decided that was not feasible in our situation (the way the bathrooms are spread out, for one thing) and decided instead that the water will be used for outdoor purposes. So Allen gave us a quote for setting it up with several spigots. That is a project that will have to wait.

I was sure we wanted to use PEX tubing throughout the project until I found out how close in price it would be to copper. I was so surprised! Turns out the brass fittings used with PEX have gone up in price, as has PEX generally due to its popularity. So the difference was only about $800 more for copper. I was expecting it to be about double. I can tell you that I was in a quandry! Which to choose?

I went back to researching... and the winner is (drum roll, please): PEX. I suppose you want to know why... you should want to know why... I'm going to tell you anyway (if you don't want to know why, there are pretty pictures down the page to look at).

The deciding factor was cost. Which is really irritating to me because that is usually the first and only thing that most people look at. Here's what I found out:

  • PEX is a non-recyclable petroleum-based product. Copper is a highly recyclable metal/natural product.
  • PEX is lightweight and is highly transportable. Copper is very heavy and cumbersome to transport.
  • About 50% of the copper in use comes from recycling and the other 50% is mined. Mining practices for copper are generally strip-mining which is horrible for the environment. PEX is 100% mined from petroleum and, especially recently, we know about those environmental problems.
  • It takes about the same amount of petroleum to make and transport PEX as it does to mine and transport copper.
  • PEX cannot be exposed to sunlight very long without it being compromised. Copper cannot be exposed to highly mineralized water without it being compromised. (We have rural water which is highly mineralized).
  • PEX is highly flexible and thereby requires less fittings than most piping. Copper is very rigid and requires soldering of all fittings and is best for straight runs.
  • PEX can withstand freezing better than most piping. Copper (like most metal piping) does not withstanding freezing.
  • Copper is a tried and true product and has few (if any) known health-related problems. PEX has been around for several decades in various presentations and does not appear to leach chemicals; however, there is still some concern about the possibility.

So, when I weighed all these pros and cons and they came out so evenly matched... I had to add price to the list. And while the difference in price wasn't as much as I expected... it was still a savings to go with PEX.

OK, so there are just a few photos of this project because how much can you see during a pipe retrofit anyway?

Most of the project took place in the basement and kitchen and bathrooms on the east side of the house (one above the other), but the master bedroom was a conversion from the garage by the former owner, so the plumbing goes through the crawlspace and there was no access to it.

The first step was to pull back the carpet and cut a hole so the plumber (that would be Cody) could get under the floor.

 

When we bought the house, we were told that the crawlspace area varied from 6 inches to 18 inches, but it turns out that it's pretty much 18 inches from front to back. The crawlspace is not insulated (yet, anyway) and we were happy to find out that they used insulation around the ductwork. Which just happened to come in right where they cut the access. Luckily, Cody is skinny and had no trouble getting in and out around it.
The water comes into the house in the master bedroom and there is a mock-register opening that allows access to it. The water for the master bathroom splits off before it continues into the basement. So there is now a regulator installed at this location as well as a shut off for just the master bathroom. The shut off for the rest of the house is in the basement.

The project was split into two sections so we would have toilet and shower and water access at all times: first the master bathroom and then the rest of the house.

After shutting off the water, Cody removed the old piping. Here you can see him cutting the hot water line to the bathtub. Notice the incorrect use of no-pressure PVC for the cold water line. This was something we had discovered after buying the house and we were very happy to get that corrected - showers with minimal pressure aren't very pleasant.

Here is proof that Cody fit in the crawlspace - that is his arm. He is running the new PEX and pulling out the old polybutylene.

These 2 pictures show you how nice the new PEX looks when it is installed.

 

 

 

 

 

Cody was great at putting things back the way he found them and cleaning up.
Here is a close-up of the PEX... red is for hot water, white is for cold.
This is the master line into the main part of the house and you can see the red shut off valve just to the left of Cody's hand.
A few tools of the trade.

Like any renovation, there are bound to be problems as you uncover what and how things were previously installed. This job was no different. We discovered places where we thought the piping would be in the wall and easy to replace but it was instead run through the floor and some being run in the exterior wall and some going through vent/ductwork.

Because of these things, Cody had to do some 'creative' plumbing... for example running the PEX at the baseboard in the upstairs bathroom and boxing it in so it would not be exposed.

I asked him to put access panels up wherever he had to cut into the walls instead of taping the drywall. But there were a couple of places that still needed mudding and gives us the opportunity to do some aesthetic greenovation later on.

I also had him move a vanity in one of the bathrooms from opposite the bathtub to into the corner... which required moving the drain... but it added a lot more open space to a small bathroom.

And we did have a minor leak that took a couple of weeks to show itself, but hey, that is not as bad as it could have been. They responded promptly and made the necessary repairs and all is well.

Would we use Grain Valley again? Heck Yes! And We Already Have! The sump pump that AB May put in 2 years ago was already going bad and so we had Cody put in a new one that can handle the amount of water it needs. They also corrected the tubing that takes it out of the house so the pump can work easily.

We also used Grain Valley to do our yearly inspection and maintenance on our air conditioner.

Great Jobs, Everybody!

UPDATE - Oops, we've got a leak.

During the winter, I came home from running errands to find water on the floor in the bathroom next to the kitchen. I had only been gone a couple of hours and there was quite a puddle there. Looking up I saw the ceiling drywall was wet through and dripping. OH, OH!

I called Grain Valley plumbers and left a message (it was, of course, just after 5:30 pm). Emergency!!! Then I went to the basement and turn the water off to that side of the house.

Luckily, Cody was on-call and got my message as he was driving home. He stopped at my house and investigated. As we went through turning the water on, off, etc. He found the problem! It was a Shark Bite connection between the new PEX and the old pipe to the shower in the 2nd floor bathroom directly above the 1st floor bathroom. AND, it burst completely as he was inspecting the leak. That was lucky! Off the water went again. He didn't have a replacement with him, but returned first thing in the morning with the part and fixed the problem in under an hour.

No charge at all. Thank You!

Of course, we ended up with ruined ceiling drywall and that had to come out and has to be replaced.

I suppose we could have put in a claim with the insurance company... but we opted not to since the cost to fix it is not much more than our deductible.

The joys of home ownership.



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