Testing for Plumbing Leaks
Some buyers want an inspection of a home’s sanitary drain system to determine if there are any leaks. Hydrostatic testing is a method used to test sanitary drain pipes for strength and leaks.
When performing a hydrostatic test on a home’s drain pipes, a plumber typically fills the drain system with water and notes if the water level goes down over time. A drop in water level indicates a probable leak.
The Access, Inspections, and Utilities section (Paragraph 7A) of most TREC residential contracts states that hydrostatic testing must be authorized by the seller in writing.
Addendum for Authorizing Hydrostatic Testing (TAR 1949, TREC 48-0) is the form to use for this written authorization. The addendum specifies that the buyer will pay for the test.
This form also allows the seller and buyer to decide which party will be liable if damage is caused by the hydrostatic test.
Most helpful……….wasn’t aware of the form! Thank you…keep up the good work.
It seems like this form and requirement for seller permission will discourage buyers from getting this very important test, for fear of being held liable for “damages”, and how would you prove one way or another that the test did any “damages”?
It’s not the pipes I am concerned about. it’s the lifting of all ground floor toilets. If the person/ company breaks a toilet It’s not my fault. Unless a camera is sent in drain system you dont know where a problem is. If the test plug is not tight enough in main drain clean out the water level will drop leaving the home owner thinking they have a broken pipe when they dont. I have over 35 yrs experience as a lic. plumber and this is the biggest scam I have ever seen.
You do not pull every toilet to perform a Hydrostatic Sewer Test. Slab level will be achieved from the mainline cleanouts. If they are not up to height then raise them up temporarily. Fill it and let it sit for 30 mins. No need to pull any commode unless you are isolated leaks and you try not to pull them anyways. Vents and wall cleanouts are your friend. Lastly a camera is the biggest scam of them all. It is a tool that plays a significant role in locating certain parts of the system to be able to place the… Read more »
I wish I had been offered this form and been told by my RE agent about this. This inspector test should always be done on an old home with massive 150 y.o. Oak Trees that are protected by the city! Lesson Learned! I closed on my home 6.6.18 and immediately had plumbing problems that day and they continue 4 1/2 weeks later. I’ve had raw sewage backed up in my house 3 x in 4 weeks, lines have been cleared multiple times. Most recently, a plumbers camera tells a long standing tale of tree roots cracking pipes on this street,… Read more »
while the form is relatively new, the practice of testing has been around for a long time. I think you should contact the Broker for your agent. I’m not familiar with the Open Door business practices but it doesn’t sound impressive in your case. IMO, an experienced agent should have known to suggest the test given your concerns. I’m guessing you have old cast iron pipes- there in a lot of areas. Also sounds like your agent may not be familiar with the neighborhood. Also guessing if you have a 150 yr. old Oak tree- its quite big and probably… Read more »
The average cost of sewer replacement on an 1800 square foot slab is $18,000 to $25,000. Sometimes more or less. I have no doubt many homes are sold knowing the sewer has problems. There are a few tricks an inspector can use to discover cover-up attempts. I cannot post that information.
Can you email me that info! Lol
Why can’t you post it? Is it illegal?
Thank you! I was not aware of the form either! RL Dale … I’m so sorry you are having problems. It does not seem like standard procedures were followed in buying your home. As previously suggested contact the Broker of your agent. If that does not help we have TREC to file a complaint with and also file suit with an attorney who handles civil cases. If you think there was not proper disclosure by all means follow up.
I have been a licensed Professional Real Estate inspector for 32 years. The TREC Standards Of Practice for licensed inspectors specifically states under the plumbing section of the SOP that the inspector SHALL inspect for leaks in the waste water and potable water supply systems. This can only been completed by performing a hydro-static test on the sewer lines under a slab. On a crawlspace home then the inspector can generally see most of or all of the drain lines under the house. Since the inspector is obligated to test for leaks under the SOP and is held in violation… Read more »
Do you personally perform a hydrostatic test? If so, are you a state licensed plumber? I know there are multi-inspector firms in the DFW area that have their inspectors perform this test. But in the same referenced May 2016 issue of the TREC Advisor it was stated that “Only a licensed plumber may perform a hydrostatic test on a system within a home. Only an inspector who is also licensed as a plumber may perform that test.”
Mr. Figueroa, Read the Standards of Practice for inspectors under the plumbing section. It specifically states that the inspector shall inspect for leaks in the waste water and potable water piping. “If the inspector does not then that inspector is in violation of the rule”. It is a contradiction to the mandated rule….the inspector is obligated to test for leaks (under slabs and in crawlspaces) but if he does a hydro-static test on a slab, which is the only way to “REPORT LEAKS” he is in violation of the rule because he is not a licensed plumber. TREC has NOT… Read more »
Sorry, Michael but you are wrong. Special procedures or inspecting concealed items are specifically excluded from the Standards.
John, I value your input and decades of experience in the inspection business and know you are one of the best. In the midst of our discussion with TREC counsel the past 5+ years they all agreed that the rule for reporting leaks in the sewer lines (under slabs) is at best ambiguous and should be reviewed for clarity. As you are acutely aware the only way to check forsewer leaks (“deficiencies”) under a slab is the hydro-static test. The attorneys in Texas don’t care if the sewer lines under the slab are listed under a departure clause in the… Read more »
plumbers are no longer licensed. That is a different problem though
I am appreciative of having the form, but I agree that the definition of ‘Hydro-Static’ test DOES need to be made very clear to agents, buyers and sellers. I too have found that the static water test described in this very article “a plumber typically fills the drain system with water and notes if the water level goes down over time. A drop in water level indicates a probable leak” is the traditional residential test done. The comments above are consistent with the plumbers I have consulted with that say the test has a very low risk of damage, since… Read more »
I do not know a plumber who will work for a buyer and be liable to a potentially angry seller. I also do not know many plumbers who will agree to be responsible for damaging a sewer with a hydrostatic test. I witnessed this on a real estate transaction. When they told the plumber he would be liable for alleged damages he told everyone “Call me when the sewer backs up into the house and I’ll give you a bid to fix it. Adios.” Subjectively speaking, I think all homes with old cast iron sewers are overpriced by $25,000, the… Read more »
Michael, You are incorrect regarding the Standards. The Standards state “(7) Inspect–To operate in normal ranges using ordinary controls at typical settings, look at and examine accessible systems or components and report observed deficiencies as specified by these standards of practice.” Sewer lines are usually empty and rarely more than 1/3 full when in use. Filling a sewer pipe with water (hydrostatic) exceeds operating the sewer within normal ranges and exceeds the Standards. The Standards “(d) General limitations. The inspector is not required to: (1) inspect: (D) anything buried, hidden, latent, or concealed.” Sewer pipes under a concrete slab home… Read more »
No one has been able to tell me even tho no standing water in my house yet base boards you can see have soaked up water. I’ve recently had foundation and drain work hoping this would correct this issue but I believe there’s a leak under the foundation causing this. I need to know the exact type of hydrostatic testing I need done to find this out.
I agree – this should be a part of the home inspection.
This issue happened to one of my young buyers on an 80 year old house in our Old Town Area in Beaumont. The inspector did an excellent job but the cast iron sewer lines under the house were in terrible shape and the house had been vacant (MUST BE EXTRA CAUTIOUS) and out in the backyard was a beautiful Giant Cypress Tree. That all spelled trouble and I should have been more alert. My young buyer got all new PVC sewer lines and even a new sewer tap. No other practical fix was available. The home warranty company was worthless… Read more »
You are correct that vacant homes are riskier. Sewer pipes often have sludge in them. When the home becomes vacant for a long time the sludge dries like a cracked lake bed. When occupancy resumes the dry sludge causes a clog. It often happens within the first two weeks of resumed occupancy. Homes where a person used only one bathroom for many years are also risky. The bathrooms that were not used are conducive to problems when occupancy usage changes. These conditions cannot be determined by a home inspector.
Please refer to my post to Michael Dougan in this thread. The Inspection Standards clearly do not require this level of inspection nor do they require the inspector to advise of the risk or predict future performance. Smart inspectors do inform clients of possible risk but it is not required by statute or Rule. The TREC actions place a significant responsibility on real estate agents. The standard contract contains the hydrostatic clause. The agent is required by TREC to be able to explain the contract to the client. This includes an explanation of hydrostatic testing from a technical perspective. Inspectors… Read more »
I was not aware of this form either. Thank you for the notification.
How did I miss this? This is such an important addendum, I am suprised this is the first I have heard of it, was introduced in Feb, and a write up 2 weeks ago, as I do try my best to keep up with new forms. Michael and John, both your insight, experience and comments are valuable. I am dealing with this now, due to an old foundation repair where the test was not done. So my sellers now are paying the price. I have always insisted on a ‘pass test’ whether representing a seller or a buyer to protect… Read more »
The addition of this form was much-needed, and we use it for nearly 100 percent of all transactions as static testing is very common in my area. However, the wording of this form and the assignment of responsibility is terrifying to Buyers and Sellers, alike. Please please urge and consider revision such that the protocol for this type of inspection and assignment of damages is similar to those of other inspections.
YES! The wording is very misleading. Also, many older homes do not have cleanouts and the form does not address who pays this part of the cost which results in getting more creative with contract and amendments than I prefer.
It is terrifying! I am a seller who has just had a buyer request this test. Seeing that I am the one liable for the charges really freaked me out. I have never been recommended to perform this test on any home that I’ve ever bought and I’ve never had anyone request this test on a home that I’ve sold. The way that it’s worded it looks like it’s going to be a test that could cause some potential costly damage. Reading more about it here I can see that it shouldn’t be that big of a deal as it… Read more »
Me too…I’m not doingbit..they can look with cameras if they want to pay for it but I’m not allowing this test it’s a strain on old pipes if prob it makes prob bigger and then they bow out I’m stuck with everything they plug up a sewer line!..prob kill deal but they also want new roof and use our insurance can u believe that they said they saw storm damage I don’t believe it..thing is why can’t they just deeuct price from total ..so I’ve got 2 issue one if them is not happending for sure…. and if I did… Read more »
The test should always be done on homes built prior to 1986 or so in the DFW area. The TREC form is a very bad idea. A hydrostatic test is not a “pressurized test”. They simply fill up the drain lines by running water in various places in the home, block off the exit at the clean out and watch to see if the water level drops. If it drops, there is a leak. If a drain line leaks, how could someone possibly determine that it was caused by holding water. If the drain lines do not hold water, how… Read more »
is it now a negotiable, an optional or non negotiable item between the parties?
The facts that have been discussed here are really important. Thank you so much for sharing a great post.
The buyers always should check the plumbing leaks. Otherwise, the small leak will be a huge problem for those buyers.
This is a good article. It is a combination of fun and informative. Thanks for sharing this!
Hydrostatic testing helps plumbers find these hidden leaks. It starts by finding the drain line’s cleanout. This is helpful. Thanks!
If a pipe has a hole/ break it will be seen by a camera. This hydro test is a scam. To say home owner will accept responsibility for all damage should any occur is simply a joke. Nothing says the test will be done by a licensed inspector/ plumber. Nothing says if the person/ company doing the test breaks a toilet or anything else they disconnect they will replace at their expense. This is simply wrong especially with ABS or PVC drain systems.
No. Just no. You are out of your element and do not understand anything that has been written on this thread. I would highly recommend doing some research by speaking with a couple different licensed plumbers in your area.
Buyer pay for test. If negligence by tester than tester pay for repairs. If system is leaking from age then seller pays or negotiates for costs of repair off from price.