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Sewers. Probably not the first thing homeowners think about when preparing their property for sale.
In a growing number of Bay Area cities, however, the condition of the underground sewer line that connects a house to the city’s main system can mean the difference between closing a sale — or delaying it.
Known as a sewer lateral, the pipe carries wastewater from toilets, sinks, showers and laundry machines to the municipal sewer line beneath the street. When damaged, it can leak untreated sewage into soil and groundwater, a problem that has prompted several Bay Area cities to adopt inspection and repair requirements tied to property sales over the past decade.
The rules are largely driven by aging infrastructure. Many Bay Area neighborhoods were built 50 to 100 years ago, and older sewer pipes made of clay or fiber materials such as Orangeburg have deteriorated over time.
Pacifica was the first local city to adopt an ordinance requiring home sellers in older neighborhoods to repair damaged lines after discovering leaks that discharged untreated sewage into groundwater and eventually the Pacific Ocean, according to Joel Page, general manager of Discount Plumbing Rooter Services in Daly City.
Tree roots, earthquakes, and shifting soil can also crack or block pipes, Page added.
What Midpeninsula homeowners should know
Similar point-of-sale sewer lateral ordinances have since been adopted in several other area Bay Area cities, including San Mateo and Redwood City on the Peninsula, though rules vary from community to community. Palo Alto, Mountain View and Menlo Park do not require sewer lateral inspections as part of the home-sale process.
That doesn’t mean homeowners are off the hook.
Property owners in these cities are still responsible for maintaining the sewer lateral that connects their home to the city’s system. Problems often surface during remodeling projects or general plumbing inspections rather than during a real estate transaction, Page said.
5 signs your sewer lateral may have a problem
Problems with a sewer lateral often develop slowly and out of sight. Plumbers say homeowners should watch for these warning signs:
1. Frequent drain backups
Multiple drains in the house — sinks, tubs or toilets — clogging or backing up at the same time can signal a blockage in the main sewer line.
2. Sewage odors
Persistent sewer smells inside the home or in the yard may indicate a cracked or leaking pipe.
3. Slow drains throughout the house
If several fixtures drain slowly even after clearing individual traps, the problem may be farther down the line.
4. Wet or unusually green patches in the yard
A leaking sewer pipe can release wastewater underground, causing soggy soil or patches of grass that grow faster than the surrounding lawn.
5. Tree root intrusion
Large trees near sewer lines can send roots into small pipe cracks, eventually blocking or breaking the line.
In Palo Alto, responsibility for the pipe is divided between the homeowner and the city. The property owner must repair or replace the upper lateral that runs from the house to the property line, while the city maintains the lower lateral in the public right of way if it fails.
Palo Alto homeowners also are responsible for maintaining access to sewer cleanouts — capped openings that allow plumbers to inspect and service the line. Cities typically require two cleanouts on the property: one near the house and another near the property line.
In Mountain View and Menlo Park, a sewer inspection is required for major home improvement and construction projects, such as the addition of an Assessory Dwelling Unit. Repairs must be permitted through the city’s Building Division and inspected before work is finalized.
Some cities require running high-definition cameras through the pipe to check for cracks, root intrusion or collapsed sections. Others require filling the sewer line with water and waiting 45 minutes to check for leaks, according to city websites.
Even if a city doesn’t require it, a homebuyer can request a sewer inspection during the contingency period, and having the lateral checked before sale ensures both seller and buyer are aware of any potential issues, according to Page.
Repairs can be costly
Most sewer laterals are three to four inches in diameter and run roughly 40 feet from a home to the municipal sewer main.
Repairs can cost $8,000 to $10,000 on the lower end and $20,000 or more for a full replacement, Page said.
The process can also take time. Permits, repairs, and final inspections may stretch several weeks — sometimes longer than the typical 30-day closing period for a home sale.
“For any listing … that needs the sewer line replaced, you’re encouraged to get started as soon as possible,” Page said.
Because of that, contractors recommend homeowners contact their city for specific requirements and address potential issues early. Even in cities without requirements for the home-sale process, aging infrastructure means the pipes beneath many homes will eventually need attention — whether during a remodel or before the next owner moves in.
