The subject of a massive class action suit, polybutylene plumbing can fail within 10-15 years due to unanticipated corrosion by water treatment ingredients such as chlorine. It hasn't been used in homes by reputable builders since 1995, but many do-it-yourselfers continue to use it. However, approximately 5-10 million homes built between 1978 and 1995, or one in five older homes, may still contain Polybutylane plumbing.

What makes it so problematic is that the piping can show no outward signs of distress, yet is capable of bursting at any moment.

"The oxidizing agents in municipal water supplies cause the inside of the pipe to become brittle and flake," explains Carl Brahe, a registered home inspector. "Small fractures result that eventually burst."

Explains Brahe, "Most leaks begin at joints and unions. These may be inside a wall where a small leak can cause substantial damage before discovery. Plastic joints are most likely to fail. Some joints are made of copper or brass and last longer than the plastic, but the pipe itself is destined to fail under normal conditions, regardless of the kind of joints. The only remedy for polybutylene pipe is total replacement."

Worse, a normal home inspection may not detect the presence of Polybutylene pipes, notes Brahe. "In some cases, plumbers installed copper stubs protruding through the walls connected to polybutylene hidden in the walls. Polybutylene used as a main water line can be disguised by ending at either street or house in copper. Most inspectors do not have the tool required for opening water mains to check for polybutylene. It is not a normal part of a home inspection."

A Colorado Realtor nearly lost a sale when polybutylene plumbing was found in the home her clients were trying to buy.

"I represented two young family physicians just finishing their residencies in Philadelphia, and looking for their first home," says buyer's broker Judith Clausen. "The home they fell in love with was a FSBO. I offered to assist the sellers with the transaction, and set up the inspection.

"I sat in the kitchen while the inspector did his thing," explains Clausen. "He called me down to the basement where he pointed out polybutylene piping coming from the hot water heater, and explained the problem. He showed me another spot in the basement where the pipe was evident. I took photos, wrote down what he said, and conveyed it all to my customers in Philadelphia and to the seller."

"The seller told us it wasn't a big deal, that his plumber had told him about it some time earlier when he'd had something repaired in the house, and said it was throughout the subdivision (circa early 1990's)," says Clausen.

Clausen called a plumber to confirm what she was told. The news put the sale in jeopardy.

"I communicated all this to buyers and sellers, and the buyers asked the sellers to contribute $3,000 toward repairing the plumbing," recalls Clausen. "The sellers initially refused, said it hadn't been a problem in the past and they didn't want to have to pay for it. The buyers insisted, and eventually the sellers agreed to contribute $3,000. The estimate came in at $5,522. The seller suggested we get an estimate from his plumber, which I did, and it came in at $4,500. I suggested to the buyers that they get a third estimate once they moved in."

Clausen says she has since learned from another listing agent that he routinely informs his clients about polybutylene plumbing in this particular subdivision before he shows homes there.

"I certainly will do the same," she says. "There must be other subdivisions by the same builder with the same problem, and of course, other builders during that period. It's just another problem to look out for when representing buyers."

According to Brahe, the problem is widespread. "It can be the cause of the mold and other issues, if it begins to leak in the walls. It's basically a city problem because of municipal water supply chemicals that could cause failure within 10 to 15 years depending on how harsh the chemicals are in the water. The plumbing will fail quicker in a place with high chlorine than low, and if you have good clean well water, Polybutylene plumbing isn't an issue at all."

Look for grey, white, blue or black pipe, but not all white or black pipe may be polybutylene.

"The most common place to find polybutylene pipe is in feed pipes for toilets and sinks. Replacing these pipes is easy and inexpensive and can be done by the average homeowner," says Brahe. "Left unchanged, these feed pipes will eventually break and cause damage if not discovered immediately."

He suggests, "The safest way to check for polybutylene is to have a professional plumber thoroughly check the system."

Published: July 6, 2005

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