Hi There — Let's Talk Plumbing!

The quiet system that can cost you the loudest.

Water damage doesn't announce itself — it hides under cabinets and behind walls until it gets expensive. Here's how I read a home's plumbing, and why our clay soil earns it extra attention.

"A good inspection isn't about scaring the buyer. It's about understanding the home. When you understand the plumbing, you know how the house manages water — and where the maintenance is going to be."
— Jeff Stalnaker, Owner & Lead Inspector

Agents, this one's for you

Your buyer loves an older home. Their lender loves it less. Plumbing is usually why. This article explains pipe materials, water heater age, and the one 1980s pipe worth knowing about — in language a first-time buyer actually understands. Great forward for anyone touring homes built before 1995.

Plumbing is the system everybody uses every day and nobody thinks about — right up until the day it makes itself impossible to ignore. When I inspect a home, I'm doing a lot more than confirming water comes out when you turn the handle.

I'm looking at how the whole system behaves: how it drains, where it's been repaired, what the water heater's data plate says, and whether there are small clues — a little staining, a slightly soft cabinet floor — hinting at something bigger. Water works fast. A slow drip you can't see can do months of damage before anyone notices.

So... What Am I Actually Looking For?

• Active leaks under sinks and around fixtures
• Slow drains — often the first hint of a bigger drainage issue
• Corrosion on the pipes and fittings I can see
• Water staining inside cabinets or around fixtures
• Water heater age, condition, and its safety valve setup
• Missing safety features like straps or expansion tanks
• Signs of past plumbing repairs — and how clean they look
• Hose bibs and outdoor spigots
• What the supply lines are made of — this matters more than people think

The East Texas wrinkle: Our clay-heavy soil swells when it rains and shrinks when it doesn't. All that movement puts stress on plumbing that runs through or under the slab. It's one reason I think about foundation and plumbing together, not as two separate checkboxes.

Quick Hits: Pipe Materials & Water Heaters

General industry ranges — actual condition depends on installation quality, water chemistry, and how the home's been cared for.