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