What does a plumbing inspection actually cover?

Most people think a plumbing inspection means someone glances under the sinks and calls it a day. A real inspection covers every major system in the house, and you get written findings ranked by priority at the end.

Here's what we check: water supply lines and pressure, drains and sewer, the water heater, fixtures, shutoff valves, and the plumbing outside the house. Jump to whichever one worries you most.

Water supply lines and pressure

Your supply system starts at the street connection and runs through the walls of the whole house. We identify the material of your supply lines: copper, PEX, CPVC, or older materials like polybutylene that need attention right away.

Pressure matters just as much. Normal water pressure for a home runs between 40 and 80 PSI. Too low, and your shower is a trickle. Too high, and you're stressing every joint, valve, and appliance. We've seen homes in Reston with pressure over 100 PSI, high enough to stress washing machine hoses, valves, and water heater components.

In basements, crawl spaces, and utility areas, we look over all the visible piping for leaks, corrosion, mismatched materials, and questionable past repairs. Copper joined directly to galvanized steel, for example, corrodes where the two metals meet. Local water chemistry can corrode or scale certain pipe materials faster than expected, especially in homes with hard water issues.

We also check pipe support and insulation. Poorly supported pipes stress their joints, and uninsulated pipes in unconditioned spaces can freeze, a common problem in older homes with basement utility areas. If we see discolored water, odor, or sediment, we note that too.

Drains and sewer

Drain inspection goes beyond running water down the sinks. We check flow and use camera scopes to look inside your drain lines for roots, pipe damage, or sagging sections (bellies) that trap waste.

Root intrusion is common in older homes with original sewer laterals. Roots find their way into the line through joints and cracks, and the blockages start small and grow. If you're buying, a sewer scope before buying a home is one of the most useful checks you can order.

We also check venting, which past renovations often get wrong. Without proper venting, drains gurgle, traps dry out, and sewer gas can get into the house.

Water heater

We look at the water heater's age, general condition, and safety devices. The temperature and pressure relief (T&P) valve prevents a dangerous pressure buildup, so we check it closely.

We also check for an expansion tank. In a closed plumbing system, thermal expansion with no tank stresses the water heater, valves, and fixtures. Newer installations usually have one; many older ones don't. Venting, gas connections, and electrical connections get checked for safety and code compliance.

Fixtures

Every faucet, toilet, and shower gets individual attention. We test flow, look for signs of hidden leaks, and make sure each fixture works the way it should.

For toilets, that means checking for signs of a failed wax ring seal (a rocking toilet, or water or staining at the base), plus the water level and flush mechanism. A failing wax ring can leak for months before you notice the damage to the subfloor.

Showers and tubs get tested for proper mixing valve operation and anti-scald protection. Many older homes lack these safety features, and our technicians can upgrade them during a renovation.

Shutoff valves

Every fixture should have its own shutoff valve, and it should work. Gate valves, common in older homes, often seize after years of sitting untouched. That includes the main shutoff, and many homeowners find out it doesn't work during an emergency.

When a toilet supply line bursts in the middle of the night, a working shutoff is the difference between a quick fix and a flooded bathroom. We operate every valve we can reach and note any that need replacing.

Outside the house

Hose bibs (outdoor spigots) take a beating from our freeze-thaw cycles. We check for freeze damage, anti-siphon protection, and working shutoffs. Many hose bibs look fine outside but leak inside the wall, damage you won't see until renovation time.

We also look at pool equipment connections and irrigation tie-ins, since they connect to your main plumbing and can cause problems if they were installed poorly.

When to schedule an inspection

• Before you buy a home. Even a newly built home can have installation mistakes worth catching.
• In your first year in a new home, to set a baseline and catch anything the previous owner missed.
• Every 3 to 5 years, or before a major renovation, to catch developing problems before they become emergencies.

What you get

The cost of a thorough inspection depends on your home's size and complexity, and Pioneer gives a written, upfront quote before any work begins. The inspection itself comes with written documentation of everything we find, recommended repairs, and a priority ranking for each issue, so you know what needs attention now and what can wait. If we suspect a leak we can't see, hidden leak detection can pinpoint it.

Pioneer Plumbers is a family-owned, licensed and insured company. To book a plumbing inspection, especially before you close on a house, call (703) 508-3088.