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May 10, 2006
Copper Pipes and Pinhole Leaks
I recently attended a National CAI (Community Associations Institute) Conference in Palm Springs and also an APRA (Association of Professional Reserve Analysts) Conference which conveniently enough, were scheduled back to back. Presence at these functions lead to, among other things, some new information (for me at least) related to copper pipes and pinhole leaks. Why should I care about that? Because I often get called upon to assist associations that need to get loans or get approval for assessments to replace copper pipes that are leaking. I learned about a new method for dealing with pinhole leaks that is much less invasive than pipe replacement and thought this might be interesting news for readers. (You never know what you might read about here.)
I learned about companies that provide the service of coating copper pipes with epoxy as an alternative to replacing copper pipes. Why is this important? As I understand it, after talking with 3 vendors (two of which spoke at one of the two conferences), water quality statutes are requiring more chlorinates (is this the right word?) in the water. And the higher chemical requirements wreak havoc with copper pipes. The various vendors pointed out what their processes involved and (what appeared to be) miraculous results with a process that does not require replacement of pipes. The process from a "lay" perspective is that they check the pipes, and if it is determined that there are pinhole leaks, drain, dry and sand the inside of the pipes, and then shoot epoxy into them with a process that causes the epoxy to coat the inside of the pipes. If they find larger leaks, they use more traditional methods of repair.
The idea that there could be a fix without the disruption of homes, lives and systems seems quite encouraging. And some of the vendors claim that doing the project in phases allows for a turn around within a day - in other words, turn the water off in the am, and have it back on at night. Given the disruption, arguments over move out costs, and arguments over build back, this process seems to me to be a gift from ... well, ... the pipe gods. The companies with whom I spoke had some very favorable references. The "fix" has been done in some very notable historic buildings which could not have used the traditional fix of pipe replacement.
One of the vendors compared the costs to this process to pipe replacement when the contract calls for build back. It is the build back that escalates the cost of the pipe replacement, apparently, and it was my impression that if build back is not required, the pipe replacement might be less expensive. Whoa now, though, don't assume that requiring the owners to do their own build back is the solution to any cost issues. The legal fees fighting that battle may pay for the pipe replacement or epoxy fix.
Pipe leaks are a nagging problem and the costs are high when they are prevalent, not just in the repairs, but in the fights over who pays for the hardwood floor replacements, the carpets, couches, furniture, fixtures and mold remediation when a slab leak leads to other issues. AND when they lead to a negative claims history and difficulty in procuring coverage. At one of the seminars, I heard that Associations all over the country are getting letters that the insuror is going to a "one leak" rule - meaning if there is one slab or other leak claim, the coverage will cease as to water leaks. Many policies in California already exclude water leaks and mold.
And apparently, the existence of copper pipes in either older or newer developments will subject the owners to leaks equally because of the changes in water running through the pipes, the makeup of which is changing to satisfy EPA requirements. Some of the vendors had been contacted for pipe leak issues that erupted in pipes less than two years old. Apparently, what I was told (but who am I, just another lawyer - maybe a gullible one) that it takes longer for the older pipes to suffer from the new water, because of the years of buildup of something called "patina". So new pipes may be even more vulnerable.
Perhaps this new and what seems innovative practice will take off; perhaps people will continue to feel safer with a traditional fix. I am just a purveyor of information that I think might be helpful. If you are interested in doing the research, check out google for copper pipes alternatives, epoxy coating, etc. Do the homework, go to trade shows and talk to vendors, whatever it takes, if you are interested in exploring this technology.
(And no, I am not getting any kickback!)
Posted by Beth Grimm at May 10, 2006 11:49 AM