A Homebuyer's Guide to Escrow Plumbing Inspections in Santa Barbara County
Uncovering the expensive, hidden issues in a home's plumbing and sewer system before you close.
Why a Specialized Plumbing Inspection is Crucial During Escrow
During a real estate transaction, the standard home inspection provides a fantastic overview of the property. However, some of the most expensive and disruptive problems are hidden underground in the main sewer line. In Santa Barbara County, where many homes pre-date 1980, the risk of aging, failing plumbing is particularly high. A specialized **escrow plumbing inspection**, which includes a sewer camera scope, is the only way to get a clear picture of what's really going on.
What's Covered in an Escrow Plumbing Inspection?
Our goal is to assess the entire plumbing system, from the fixtures inside to the drain line buried in the yard. Our trade experience as a Journeyman Plumber means we know exactly what to look for in Santa Barbara County homes.
- Sewer Lateral Scope: This is the core of the inspection. We run an HD camera down the main sewer line to the city connection, looking for root intrusion, cracks, and collapsed sections. Learn more in our Sewer Scope Guide.
- Water Heater: We check for correct installation, proper venting, seismic strapping, and signs of leaks or corrosion.
- Fixtures and Faucets: We test all sinks, toilets, and showers for leaks, proper drainage, and water pressure issues.
- Visible Supply and Drain Lines: We inspect accessible piping in the crawlspace, basement, and under sinks for active leaks, corrosion, or improper materials.
Common (and Costly) Plumbing Issues We Find in Santa Barbara County
Root Intrusion in Clay Pipes
The number one issue. Santa Barbara County's beautiful, mature trees have roots that are experts at finding and breaking into old clay sewer lines, causing blockages and backups.
Ballpark Cost: $400 - $750 for hydro-jetting; $7,000 - $20,000+ for line replacement.
Galvanized Pipe Corrosion
In many older homes, galvanized steel water lines corrode from the inside out, leading to low water pressure, discolored water, and an increased risk of hidden leaks within the walls.
Ballpark Cost: $1,500 - $5,000 for partial re-piping; $10,000 - $25,000+ for a whole-house re-pipe.
High Water Pressure
Many homes in our area have dangerously high water pressure coming from the street. Without a proper pressure regulator, this can stress pipes, fixtures, and appliances, leading to premature failure and leaks.
Ballpark Cost: $350 - $650 to install a new pressure reducing valve (PRV).
Failing Water Heaters
We frequently find water heaters at the end of their service life, improperly installed, or missing crucial safety features like seismic straps, which are essential in California.
Ballpark Cost: $1,800 - $3,500+ for replacement and installation of a standard tank water heater.
Leaking Fixtures and Valves
Slow drips from shower valves, toilets, or angle stops under sinks are more than just an annoyance. They can cause significant water damage to cabinetry and subflooring over time.
Ballpark Cost: $250 - $800+ depending on the fixture and whether drywall or tile needs to be opened.
Improper Venting
A properly vented plumbing system is critical for preventing sewer gases from entering the home. We often find incorrect or blocked vents, especially in homes with older or unpermitted renovations.
Ballpark Cost: $300 - $1,500+ depending on the complexity and location of the necessary vent repairs.
*Disclaimer: These are non-binding ballpark ranges for planning purposes only and are not contractor quotes. Always obtain multiple bids from licensed professionals.