right, but even the leftovers have to be purposely made, so there is some expense there per portion. if you only eat leftovers for lunch, then that means you cook something different every night? i guess i'm still living bachelor life so aint nobody got time for that.
always try to cook for at least 2 dinners, and when i lunch prep it's gotta be 3 lunches minimum.

Sub sandwich from save on, cut into quarters to make 4 days worth, granola bar, yogurt, and an array of fruit. Usually a banana, apple and orange.
Been packing that same lunch for years now! :lol
You'd think I'd be sick of it day in day out, but I guess when you're hungry you don't really care that it's always the same.
I figure that probably equals out to around $4/day

i think i know which subs you're talking about... always reminds me of the simpsons.

Yes, I make something different every night and make enough for left overs on purpose. I like cooking it's my way of unwinding after work, cook watch a bit of TV well doing it.

Ended up putting a offer in a place in Walnut grove. Went for a house inspection and they had a pipe burst in the ceiling while the inspector was testing the water in the bathroom ( turning on taps). He also noticed the pressure in the house is 90 psi which is way to high. Seems the pressure regulator that was added in wasn't working.

Talked to the neighbor and it seems to be a big problem on this street. High pressure from the street and middling quality fittings. Some of the houses had every single fitting replaced. Some had to do that to get insurance ( this is hear say but we are looking into it)

So now we are at a point of are we able to ascertain if this house is going to need a major plumbing overhaul or if it was just the high pressure issue on this one fitting. Not too sure what the best move is ( we are planning to get a plumber that is exp with builds in to advise) .

Anyone have any other advice?

I would suggest reaching out to your realtor to see what can be added to the contract. Depending on the property and seller (ie. how motivated the seller is and how many offers there were), you might be able to add a few new clauses in your favour to protect yourself if this plumbing issue turns out to be a much larger issue than anticipated... that is if you still want to buy this house.

I’m not a plumber but that doesn’t really make sense..

Pressure regulators are located right at the water line coming into your house, the pressure should be easily regulated almost regardless of the incoming pressure (the pressure from. The street if I recall is virtually always too high and thus requiring a regulator or a manifold which distributes the pressure somewhat evenly in multi family layouts like townhomes etc.

Now if they have been using some sort of shitty regulator from the very beggning and all the faucets and fittings have been under extreme pressure the entire time the house has been there that may be concerning.

However, your inspector should have been able to hook up his meter (im hoping he had a basic pressure gauge) and tested the pressure coming out of the cold water line from the hot water tank, a release valve somewhere, etc. Then you could have confirmed what the PSI was coming out of the interior fixtures

How old is the house, and what kind of pipe was used?
Im guessing since the houses in the area, having to have complete re pipes done, the house is 20-30years old and were piped in PolyB. And if it is PolyB then the insurance issue makes sense, as that material is a ticking time bomb.

On the other hand, i know some areas in Fort langley have issues with very hard water, and are having the metal rings on crimped fittings rust off ( and these houses are only 10-15 years old WutFace )

It actually does make sense, all piping is tested to 150-200+psi after installation (minus fixtures), so there should never be a blow out from the main piping system.
Unless...the plumbing is 20-30 year old PolyB or Copper, then add irregular pressure from a failed pressure reducing valve to your failing pipe and that's how you get your house flooded out.

So found out a bit more info. Talked to two different people who say it

Woops.. looks like I fat fingered that response.

Talked to two different plumbers today. One went by and had a look around . He found a a few more issues . Apparently there is hard water in the area. Basically all the plumbing connections in the house are brass and the hard water is eating through them and making them fail. I’m sure it’s more technical than that but that seems to be layman’s version.

The second guy said he does 10 service calls a week in the area for this issue . So the two options are : replumb the whole house and I assume get a water filtration/conditioning unit (which is obviously a bit of a night mare opening walls left right and center and then patching )or just deal with each occurrence when it happens and hope I don’t have 20 time bombs sitting in my wall. This second path I assume we would try and get a water filtration/conditioning unit to try and mitigate the damage but I can’t imagine it being a good idea .

We are trying to re negotiate but our realtor suspects they will just patch the hole , put back on the market without disclosing the damage. We also strongly suspect this isn’t news to them .

Doesn’t have anything to do with the high pressure as that’s a different issue

dodged that bullet...cost of inspection is worth not having that headache

If it's pex it can handle 90psi. The part that needs to be replaced is a pressure regulator valve. PRV. They're under $200 dollars. You can try to adjust the screw on the bell housing to see if the pressure drops.

Worse case scenario more pressure passes and the pressure relief valve on your hot water tank goes off and begins to constantly pour hot water down the drain eating your money.

If it's old house like 20 years old pex then you'll probably have more issues down on the road. Pex is rated for around 25 years.

After seeing your last post lol fuck that shit

I scan our broker network email lists/chat groups for interesting deals and we sent it to our list of clients biweekly : )

Great advice. Obviously the deal was subject to inspection so if this comes up AND you still want it, work it into lowering the price or have seller fix it before closing on it.

If you have hard water, you want a water softening system. Filtration won't solve hard water issues (it may solve other water quality issues, though).

Is it the entire Walnut Grove area? This sounds like a huge PITA, would you mind DM'ing me the specific area? I'm considering either Wiloughby, Langley City, or Walnut Grove area. Probably not putting an offer or looking at any homes until next month, so not a competitive offer if you're worried abut that.

So as far as I know its Fort langley ( confirmed with my wifes co worker and one of the plumbers who re piped a 6 yr old townhouse) and the area where we were going to buy ( 216 and 93). We talked to a few neighbors on the street we were going to buy on that said they had the house repiped as apparently the issue is the brass fittings or the particular brass fittings that were used when these set of houses was built ( 2005 ish)

We also heard from 2 separate people about a class action lawsuit against the city in the area but we haven't been able to confirm this at all.

Anecdotally we did look at another house this week off of 98th / 204 area and saw the same corrosion on the connections so this seems to be a water issue in the area.

We have friends however that live off of 204 in a older house ( 30 year old) that hasn't had any of these issues leading me to think its a reaction between the water and the fittings .

I also talked to a plumber in langley and he mentioned hes up in that area 10 times a week doing these sort of calls ( burst fittings in the wall).

So we are little concerned about new houses in the Walnut Grove area. If anyone has any other info would appreciate hearing it.

My former boss has basically a compound out off 232 exit on the Fort Langley side. Ended up having his main house (approx 4000 sq ft) plus 2 other fairly new houses in his property having to be all replumbed because of the hard water combined with a mix of poly B piping

Two separate times his basement flooded from burst fittings so the second time he bit the bullet and replaced all the plumbing in all 3 homes

jesus
leaky condo v2

Friend of mine was renting a place during a transition move in Walnut Grove. A main pipe within the condo burst, flooded multiple units, and destroyed his belongings. This was about 2 years ago. I don't know exactly where it was in Walnut Grove, but if it means anything, his famous last words were "I'd rather live in Surrey!" :D

2018 water quality report - Langley
Couldn't find 2019, but I doubt very little has changed. Give the city a call and ask to speak to the water dept and they should be able to tell you flat out if the water is soft or hard.

I work for a different city in water distribution and I can almost guarantee that a lawsuit over the water pressure/hardness will not win. If you dig deep in their site you'll probably find something along the lines of "it is the homeowners responsibility to ensure that the homeowners private side plumbing is able to withstand the city side and is not responsible for failures". I deal with it all the time. People call in complaining about their water tank blew from the pressure or their water service is now leaking after the city did a repair etc etc. and they want us to repair/replace it for free. Not going to happen. We'll just refer them to our risk management dept. and they'll be sure to find a way to brush them off. City has more funds than homeowners and can afford to spend money on in house employees + lawyers than what a homeowner can dish out. You'd be surprised the amount of people who attempt to sue the city and fail miserably. Can't even try to sue them for a flooded out house from a broken water main. It's an "act of god" which keeps them safe.
If multiple people on the street have the same problem with the same fittings, were they all built by the same builder or are they individual detached houses? If it was a builder they probably cheaped out and used the cheapest parts available.

The plumber in the area that gets 10 calls a week is probably being honest but it might be because people close their taps off fast causing water hammer. Water flows out at a fairly decent pressure, you shut the tap off quickly and all that water now smashes into the fitting. The higher the pressure and depending how faulty your pressure reducing valve is it can be a disaster. If there's a 90deg bend in the pipe water is hitting the top part of it and over time it'll break the soldering (if its copper).

I live beside Willowbrook mall in a 20 year old building and our pipes are still quite decent. I also live close to 1 of 4 of the GVRD water connections in Langley which supplies soft water throughout the GVRD.

really good info there stewie.
A little more background :
- The house is piped with PEX
- house is 15 yrs old . supposedly custom builders and not a cheap build whatsoever
- the connectors are brass
- the brass part was what corroded and failed
- Annectdotal reports from neighbours is the next two houses in the street saying they had multiple burst pipes and had to re pipe
- pressure was 90 psi as they had a pressure reducing valve that wasnt working
- there were two other corroded / ready to let go. They looked "furry"
- we saw another house off 104 that had what looked like the same issue.

Going to call the water department and see what the story is. My sense is this is a combo of water softness and the brass fittings being used in the last 15 yrs. Regardless I don't want to buy a house that has a bunch of ticking time bombs in the wall. We asked the sellers to either repipe the house or reduce price so we could do it. They declined so we didnt remove subjects.

Lol I have brass fittings in my place that are probably 60+ years old and they don’t look that bad.

Yah thats why we think its a combo of bad fittings and soft or hard water etc.

if there's one like that in the wall I assume there are going to be more . Feel like warning any potential buyers but not sure how we would even do it. Because I can guarantee they are juts going to fix , patch and cover the spot and not disclose it.

At least we dodge a bullet. The inspector never would have caught it if it didn't burst.

Kinda goes to show that inspector doesn’t even cover the basics Though considering he didn’t have a gauge to test the water pressure though, especially in an area known for issues. A pipe literally had to burst to raise flags lol

When my plumber re-did my hot water tank and some main lines the first thing he did was check the pressure right at the valve to ensure we weren’t gonna fuck up the new tank and lines/fixtures