What to say when you find that caulking, the universal plumbing repair, was used to fix plastic CPVC plumbing?
Entering the REO the agent said to my clients and me that the bank will do nothing more to repair the house?
I asked, "Nothing more?"
"Yes, there were many plumbing problems and the bank already sent someone to fix them," she responded.
I got that "home inspector tingle" so many inspectors understand and even write about!
And I wasn't disappointed!!
My "Spider Sense" was right again.
This little gem of a repair was over the water heater.
The "repair" guy obviously knew he was dealing with plastic plumbing.
The "repair" guy obviously did not know how to repair this leak.
The "repair" guy thought it would need something that works on plastic.
The "repair" guy needed silicone caulking for another bathroom, I found later.
The "repair" guy knew that silicone caulking, the universal repair, works on anything. (Note: not so if you read the label. Key word -- read)
The "repair" guy thought that might just work here too!
The "repair" guy turned off the water. Well, we don't want any pressure behind that caulk while it dries!
The "repair" guy "repaired" the leak!
The "repair" guy left the water main off, so all his "repairs" could dry.
The "repair" guy left this little "repair" job as you see it.
I say 'all his repairs' because there was a similar repair on a supply valve handle under a bath sink, two bath sink traps, where the dishwasher drain tube enters the disposal and around the kitchen sink faucet. All these locations began leaking as well as soon as the water main was turned on by the home inspector.
You can see that this location had been leaking for some time.
The black iron gas tubing to the water heater was rusty directly under where the dripping was occurring.
Judging from the previous floor stains showing a rivulet to a nearby floor drain, this was left to drip for some time by the previous owners.
And yes, that gas valve is on the wrong side of the sediment trap, just peaking into the photo on the left!
So, despite the bank's BEST EFFORT to repair the plumbing leaks, not a single one was!
WHAT DO YOU BET I RUN INTO THIS "REPAIR GUY" AGAIN!?
My recommendation: when the bank says something has been repaired, be sure to check it out. The bank is not present to follow up on repairs. Don't assume that the bank's listing agent has followed up on the repairs either. Rely instead on a home inspector to tell you what is and what is not repaired! Your client will appreciate knowing that on move-in day!
OH, CAULKING IS NOT, NOT, NOT A UNIVERSAL PLUMBING REPAIR! LOOK AT ME - THAT BULGE IN MY CHEEK IS MY TONGUE.
Jay Markanich Real Estate Inspections, LLC 
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560
Jay: Some contractors and "repair guys" who do work on REOs are absolutely unbelievable. Some mistakes you can see immediately, some you need a great home inspector for. Great post, love the photos!
Anne - silicone caulking tubes tell you what and what NOT to use the silicone for. But, as I said, you have to actually read the label...
You know Jay, there are ways to stop that gene pool from spreading. I have seen plenty of THOSE types of repairs in my day...
Sounds official Michael! How do you recommend stopping it?
And, please explain, why would you? Then what are we going to do? Not all of us are videophiles.
Yes, but I found so many, this "repair" guy was at least consistent Ken!
Jay - I have to say, I haven't heard of many banks doing ANY repairs on REO's at all, so while this effort is not up to par, at least there was someone realizing there was at least an issue.
REO does not mean Repaired Exactly On Spot...
Carol - I think the listing agent told them in a panic there were "many" plumbing repairs and in order to prevent unknown damage they rolled and had them fixed. I am hearing of some fixes here and there to prevent untold damages that would totally prevent a sale.
S&D - you should send that to the banks! Let them bank on it!
Jay, You'd have thought he'd have just used duct tape instead, or maybe to supplement the caulk! :)
Oy Vey, Jay. what a disaster. And to think that guy got paid for that job. I'm always curious to know what happens w/ these - if customer s able to negotiate or if they walk.
Bliz - he should have used "Handyman In A Can!"
Debbie - I bet he was paid well over four figures for this "job." I'd have done it for a hundred or so under that!
Looks like someone needs to repair the repair guy
Jay, I'll never look at silicone the same way again! My dad always taught me that if you're going to take the time to do something, then do it right. I guess he was in the minority on that one.
What a huge waste of time, and perfectly good silicone caulk.
I agree James! Not, um, best practice?
Michael - a definite minority. But don't minorities have rights the majority doesn't have?
Reubs - you know why he bought that tube? To repair gaps around a couple of ceramic tiles in the shower stall wall. No kidding... What do you want to be it didn't have a fungicide?
Silicone, the universal caulk!
Good morning Jay,
The "Repair Guy" must have a side business here in Dallas, I have run into his "repairs" here too! (LOL) Just more proof that caulk and duct tape don't fix everything!
Are you sure Lisa? And here all this time, I thought...
I would venture to guess the bank, as banks seem to do, looked for the "repair guy" who services were the most affordable.
Lately I have been tingling a lot. Do you suppose I should see a doctor ;)
No doubt Jim, and/or the recommendation from the listing agent as to who is the cheapest.
Maybe this guy is "their" guy!
Jay , you stole my thunder. Can you see the invoices that this guy submits to the bank.
I wish I could read some of them. I'm sure on a restless night they would be a great read...........fairytales usually are.
Enjoy the day sir
Jay,
Love the caulk. Goes on just before the duct tape and right after the baling wire. Heck it just is a little leak. No biggy right?
I just did a similar inspection (REO, Water off). The former tenant 'repaired' the kitchen sink drain. He didn't use caulk. He used electrical tape and 'plumbers' tape. Miles of it. To no avail.
And he completely reversed the slope of the drain.
Man that "repair guy" sure gets around---been here too.
I learn so much from every post you write! I have seen that plumber's work in Dallas, as well!
I would avoid the word "bulge" - smile. I was temted to write something crude but then somebody would not get my humor.
I WISH caulking could fix stupid! We'd finaly be rid if a world class people dilemma.
Thanks for sharing.
Lol to Charles' witty comment.
I bet Don! That guy totally ripped off the bank, and might even think he did a good job!
And call me any time at nite-nite and I will tell you a nice story.
No leak Don H., so long as the water isn't turned on! Ha! They should have used Handyman In A Can!
Robert - that is a clean job! I am inclined pretty much the same way... and toward your comment!
Duckster - I bet! Those plane tickets must really add up.
Sharon - I would feel bad for him if you didn't! Again, he gets around!
Cathy - I was saying that my post title was tongue in cheek! As to fixing stupid, insert tube into ear, squeeze until empty. Repeat on opposite side.
I'm with you, I wish...
Water has a funny way of finding any opening and has the potential to do massive wood damage if not repaired properly.
Lloyd - it needs only a billionth of an inch to get in! Or out!
Jay, having your home inspector accompany you to an after repair inspection is a wise investment.
Jay -- Let's see: I can't use the duct tape, electrical tape, or silicon caulking to solve all my house problems, is my Gorilla (and-or miracle) glue going to be able to take up all that slack?
Excellent blog Jay. Bank can not be accountable for what is fixed because there is no one at bank you can hold them responsible for. The Bank is not moving into that house with the broken plumbing, take matter into your own hands and ensure the work is done correctly is the key.
Always a good idea Chris. In this case there was a lot to follow up on!
Gorilla glue is water proof, Steven, but not good for sealing leaks! I'd try it though, just to make sure...
The bank got taken on this one Eileen. They didn't know. I'm sure they paid the bill in good faith.
Oh my, Jay. Every home repair guy knows you can only use duct tape on a problem like that. Jeeze!
I'm with you Mike, and don't know what this guy was thinking!
Jay -- thanks for the post and it is important to make sure that the repairs have been made and that they are adequate to correct the problem.
That's right Joan, and when there are multiple repairs they should all correct the problem intended!
I love your photos Jay, they bring out the excellence in workmanship. So all of the repairs stopped leaking when the main water line was shut off - got it! Always go to pick up some home improvement tips by the repair guys. :)
Great post, Jay! Even I knew this one! It's amazing what they will try to get away with!
Jay,
Even I know not to use caulking on leaks. I am a fan of plumber's putty, for everything duct tape doesn't fix.
Tom - I have to say, that solution is a 100%er! Give it a try.
DeeDee - apparently this very-experienced, and probably very high-priced "repair guy" did not know!
And be sure to use enough Marge! Try this: http://activerain.com/blogsview/1577379/put-yer-putty-
Janet - they must hire who the locals tell them to hire. Probably a bit of family helping other family involved there.
In the banks finer wisdom to save money the end up spending more. Hiring a national preservation company whoch takes a piece of the pie and hores a contractor to fix the problem at less than market rate you get less than quaility work. My preference is when the banks allow the listing agent to use a local contractor from the start, you get quaility work at a better price done right the first time. the bank could actually save money by eliminating these national companies
It woulda worked if he had followed up with the blow torch to "set" the caulk. But no, he clearly didn't read the directions.
It was fun reading the post, and then all the supporting comments. Lastly it's true that the banks aren't willing to pay a living wage for real pros to handle these jobs so they get what they pay for, which isn't anything on which a buyer should rely. A Few good laughs ... thanks everyone.
Jay, I love reading your posts and have just subscribed to them. You've given me fodder for many posts for our website. Love you wit and graphics as well. Keep up the good work.
He forgot the finishing touch that would have made it foolproof, duct tape! ;)
I have seen some pretty bad caulking jobs but that one takes the cake. I haven't seen caulk used in that fashion either. Very strange. I wonder if the "repairs" will hold when the H20 is turned back on.
Jay, this poor repair man was ignorant of the utility of put yer putty and duct tape. It isn't necessary to go look for the water shut-off, armed with these wonder products. Caulk is just tacky.
Jay - How about duct tape? That works on everything doesn't it?
Seriously, this is why it's so important to have an inspector look at the property.
you did point out the great truth ......great post
thanks so much for sharing
Geeze! and all this time I though it was duct tape! Now I'm going to need to carry two things to make repairs.
I think you ought to find out who repaired it and get a copy of those repair bills. When it fails you know who to blame.
Looks like an accident waiting to happen with the caulking.
You make a good point Scott. And jobs like this are a total waste of money and time.
That works Tim. And on softer caulks, just a candle will also work...
Glad you enjoyed it Tina! And you do get what you pay for.
Thanks John. Glad to be your fodder finder.
Derrick Team - that does have a nice finish effect, and hides the rough caulking. And there are so many colors now!
Justin - no, they need a plumber to return prior to occupancy to correct all this, um, this, um, gee, what word to use...?
Marge - I for one am shocked he is not familiar with Billy Jays' products!
Christine - inspect every time! And as to the tape, only if they use an appropriate color.
Jimmy - for sure there is a great truth here - pay attention to the Golden Rule! Thanks for the reblog!
Dana - your bag should be full of the best stuff. Consult some Billy Jays posts!
Gene - it all already failed during the home inspection! That's why I left the water valve turned off when we left.
James - it has apparently been happening, and when we tested it things happened more!
It's hard to say what kind of adapter/connector is under all that glop but the irony is doing it right probably wouldn't have been all that difficult or expensive. I've worked part time for several years at a Home Depot in the plumbing aisle. I'm not surprised that a lot of "civilians" don't have any idea how some of the basic systems in their homes work, but this guy is no handyman or plumber and billing somebody for this work borders on fraud...maybe he's the banker.
Jay...The photos explains it all. Thanks.
Jerry Gray CRB,CRS,GRI,SFR / Allen Tate Realtors / Winston Salem, NC / 336-918-2433
Jay - the plastic and metal marry pretty easily. He could have looked at the other side to see one properly done. This just shows how unprofessional he really is.
Jerry - yes, and thanks! It pays to document these things with photos.
Jay: Caulking is also good to repair a roof leak from in the attic! Honest! I've seen it done!
Yeah, Steve, so have I. And it's especially effective when seen from the inside.
Jay, how do these people get these jobs? You gotta know they have trouble keeping one...
Who knows Beverly! All I know is he had no idea what he was doing.
Good evening Jay. Nothing would surprise me when it comes to the crews REO companies send out. I usually am guaranteed a laugh during the showing.
I'm wondering why he didn't use duct tape also? Thanks for the gorgeous photos! LOL!
And the tickets are cheap Randy! Obtainable all over town.
Lori - maybe because the most desireable colors weren't available?
Half the time they use repair guys that don't have a clue to fix anything! I just had a similar circumstance with repairs & to me it's just FRAUD on their part. It's not repaired but they charged for it.
In most cases Lyn that's the value of being a licensed contractor albeit as an expert witness and Industry Expert for the California for over 15 years I can't tell you how many times I've seen licensed contractors botch a job. The good thing there, however, California requries a bond so there is some recourse vs none when working with an unlicensed dingbat.
We live in some pretty amazing times, I would NEVER, did I say NEVER, buy a house without my professional inspector inspecting before we cut the deal. I will not let a buyer buy a house without an inspection or signing a waiver that says I told them so!!!!
Repair guys should come with Warnings
What a log jam! Dang... And reading the comments were kind of funny with this post! :) I have to say that I am glad we have people like you to make sense of all this!
Lyn - and would say it was fine when they left it. You are right, I think this job, and maybe lot of such jobs done for banks, was a fraud.
John - agreed, and this guy WAS a dingbat!
Mary - diagnosis takes some time! Good thing they decided to get an inspection this time.
Michael - sure, if people even think that far ahead!
Chris - some of them were funny, and what makes them funny is that so many people think that caulking, duct tape, electrical tape and the like ARE repair products! And for sure, don't use duct tape unless you can get the designer color you want.
Hi Jay. Thanks. Now when duct tape won't get it done I have another tool! lol
Don't discount it completely, Bob - remember, there are designer colors now.
and to think, I always looked for the exess teflon tape as evidence of a repair!!!
Paddy - HA! Sloppy tape is a good indicator! Sometimes I see the Teflon tape sticking out the bottom, but I can't tell if it's too much! It sure is sloppy work though!
Wow, pretty scary. Save a dollar and hire a handyman for what a licensed plumber should be doing. No offense against handymen, but some are more "handy" than others with real knowledge, training and experience.
That's right Dale, this is NOT to bash handy men or any contractor. This is about doing schmuck work and billing a party for it that has no idea how well or poorly the job is done!
Jay, Typically the asset manager has a "relationship" with the contractor.....ie ~ its his wife's unemployed brother. Since the asset manager is billing the banks for all of the work and the banks are paying it blindly, the brother (now a "contractor") can charge $400 to rekey a house, $500 to winterize, $1500 basic clean-out fee, $750 to caulk some pipes, etc etc. There is no competitve bidding, and the banks dont care about a few thousand here or there. They dont care about the property. Why would they?
They wont take a legit short sale contract in January, but they will foreclose in February and list the property in September for many TENS OF THOUSANDS LESS than the sale contract, after the property sat vacant for 8 months.
Like anyone at the bank cares that the "work" is being done with caulk and duct tape? Not likely.
Jayson - that is one BEEERTIFUL job it is! You are right of course. The bank finds someone they can "trust" and then after that relationship is developed they stick with him, perhaps not knowing what is really going on, as you say!
Thank you for sharing your blog; we need Real estate Professionals to share their comments and information regarding their markets and experiences. Thanks again from beautiful Sunny San Diego.
Hey Paul. You found an oldie but a goodie! Glad you did, and stop by anytime!