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What is it?
Polybutylene is the name give to a type of piping developed in the 1970`s and was widely promoted because of it reduced cost based on copper piping. It was mainly used in the USA for domestic plumbing and not generally used for drainage or vent pipes. It has been found in grey, black, and blue and in some cases brown and it can be mixed within a property. The pipes are joined together with an internal copper, brass or galvanized fitting which the pips slides over and then secured by a copper, brass or sometime a galvanized clamp or crimp fitting. The most common areas to identify it are around the water heater and under the kitchen sink. Polybutylene is not rigid and was easy to install as it could be fitted with slight bends or curves without the use of additional fittings.
Suspected Polybutylene (Photograph copyright to John McLoughlin)
The Problems:
In many cases it is suspected but not confirmed of being Polybutylene and condemned but it can be confused for other types of plumbing installations. The main problem with Polybutylene is the fittings and the clamps used to secure all the connections. It was found that there was an increase in pipe leaks found in properties that had Polybutylene piping installed. It should be noted that not all Polybutlene systems leak but the material is susceptible to corrosion with it comes into contact with heavily chlorinated water. Properties that use an underground well would be more susceptible to corrosion depending on the amount of chorine and salt added to the system than a property using city water. Simple water testing of the tap water can determine the chlorine levels and this would give reasonable indications if a water filtration system or removal of the piping is required.
Replacing it:
If the property is still under a builders warranty then they should be contacted to identify and replace. There are no special requirements to removing Polybutlene piping and it can be simply cut out in sections or completely replaced by a licensed plumbing contractor.
There are many companies stating that they are experts in Polybutlene piping replacement but it is just a straight forward operation that any competent licensed plumber can do.
Class action Lawsuit Settlements
In the 1980`s because of an increase in the problems with the Polybutylene piping, Class Action Lawsuits were filed and settlements set aside to cover damages. The funds were closed after 2009 and the reported cases of leaks have been reduced as many properties with it installed have either had it replaced or been subjected to remodeling.
Suspected Polybutylene (Photograph copyright to John McLoughlin)
Conclusion
Firstly it is important to identify if the piping is in fact Polybutylene piping or not by a full inspection which may involve exposing sections of pipes in the attic, drywall or basement. In many case only a small section had been used during the replacement of items such as water heater or sink units.
If Polybutylene piping is confirmed it can be simply cut out and replaced by a licensed plumber. If the piping is to remain in the property it is advised to have a water test to ensure the chlorine levels are within the guidelines from the local water authority for safe drinking levels. If the property is using an underground well the chlorine and salts levels should be monitored regularly.
Many properties that have confirmed cases of Polybutylene piping are over 25 years old and under normal circumstance would be due for some remodeling with new water heaters, bathrooms and kitchens which would also involve cutting out the Polybutylene piping.
Many USA insurance companies will require what is called a 4 Point Inspection if the property is over 10 years old and may either refuse coverage or have increased premiums if extensive use of Polybutylene piping is used. If in doubt, get it professionally inspected.
My full credentials and qualifications can also be verified online or by contacting The American Society of Home Inspectors (ASHI) www.ashi.org, The Chartered Institute of Building (CIOB) www.ciob.org.uk and The Association of Building Engineers, (ABE) www.abe.org.uk
Inspection areas
I am based centrally in Windermere Florida and cover the whole of Central Florida coast to coast for all of the following inspections:
- Home inspection
- Pool inspection
- New construction inspection
- Pre inspection
- Roof inspection
- 4 point inspection
- Home watch inspection
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