Frequently Asked Questions (FAQs)

Most piping systems last 25–50 years, but the exact lifespan depends on which system you’re looking at. Here’s what to expect:

• Fire suppression systems typically last 50+ years.
• Drain, waste, and vent systems, or sanitary piping, typically last 50+ years.
• Domestic water systems, sometimes called supply or potable water piping, typically last 30 years.
• HVAC and mechanical pipes typically last 25–50 years.

Check out these resources from Fannie Mae and HUD for more detail.

Aside from age (piping systems tend to last 30 – 50 years), there are a few different signs your community might experience if your pipes have reached the end of their useful life.

The specifics will depend on your building and the piping system that you’re having trouble with. But some signs to look for across your multifamily apartment and condo property include:

• Frequent water and sewage leaks. Experiencing more than four leaks a year indicates you may have a serious, systemic issue. Progressively more severe leaks are another sign.
• Sudden changes in water pressure.
• Discolored water.
• Water with a metallic taste.
• Bad odors in the building. These could be escaping from corroded vent piping.
• Mold where pipes and leaks are located.
• Corrosion and oxidation of metal piping.
• Warped or cracked plastic piping.
• Rotting or damaged pipes.
• Higher water bills that can’t be explained.
• Increasing expenses for leak repairs and related materials.
• More emergency rate service fees.
• Rising insurance costs due to more frequent claims.
• Increasing personal property claims by residents or owners.
• Poor social media reviews mentioning plumbing and HVAC issues.

Our Pipe Smart Checklist can help you track issues with your piping. Download your copy here.

Many communities “chase” leaks, treating each incident as an isolated event. It’s true this might work for a while, or for very occasional leaks. But if your building is experiencing more than four leaks a year, it’s likely time for a more systemic solution.

Bear in mind that the aging process won’t stop, and one-off repairs can drain your maintenance and operations budgets. Also, connecting new pipes to old ones creates a patchwork of potential failure points. Finally, waiting to take larger action until you have a major catastrophic leak can limit your ability to thoughtfully plan the costs and process.

For these reasons, opting for a systemic solution before your community experiences an emergency is often the best way forward for a building with aged pipes.

One helpful method is to keep a leak log and track other signs of failing pipes using a document like our Pipe Smart Checklist. This will help you get a sense of what is happening in your building over time.

For more detailed information and an inside look (literally!) at your pipes, there are services like a SageWater Pipe TEST, a forensic analysis that helps answer questions like whether a repipe is necessary, whether you need to repipe now, and which pipes you need to replace. It also includes options for how to proceed and cost estimates that will help with budget planning.

We often hear from multifamily residents, owners, and condo association Boards of Directors that pipe replacement was less stressful than they anticipated!

SageWater’s approach to repiping is proven to minimize disruption for residents and property owners. Our process is highly organized, with clear communication and daily progress updates, so everyone knows what to expect. Residents can remain in their homes throughout the project, and our crews work efficiently to keep water shutoffs brief and restore each unit to a clean, livable condition by the end of the workday.

We can also tailor our schedule to needs specific to your community, such as avoiding the summer/winter season for resort properties.

Reach out to learn more about SageWater and get a free consultation.

The reasons piping systems fail vary by region, material, and piping age. For example, here are some common experiences in certain regions of the U.S.:

• Hydronic HVAC systems in the Mid-Atlantic take a serious beating when they are switched back and forth between heating and cooling a building. As a result, when the systems age out, a plumbing and mechanical upgrade (vs. replacement) is a strong choice for improving building efficiency and providing a new amenity that gives residents four-season (year-round) control of their unit temperatures.
• From Michigan to Texas and the Midwest to the Rocky Mountains, leaking supply piping is the main issue facing many properties. While we see some instances of DWV and HVAC piping failures in the central U.S., this region is plagued with lingering polybutylene issues as well as older copper and galvanized steel supply piping failures.
• In California, many properties are dealing with problems from subpar copper piping.
• In the Pacific Northwest, corroded galvanized steel piping is a major issue, and we’ve started to see many communities experiencing issues with their aged PVC piping.
• In Hawaii, lots of communities are replacing aged drain, waste, and vent systems.

Browse our blog for more about common piping problems.

Commonly used in multifamily drain, waste, and vent (DWV) systems, cast iron fails under prolonged exposure to the harsh gases and effluent associated with these systems. Read more about cast iron piping problems.

Galvanized steel is steel that’s been coated with zinc to prevent corrosion. Over time, the zinc coating deteriorates, leading to pinhole leaks, poor-tasting and rust-colored water, and corrosive build-up that reduces water pressure. Read more about galvanized steel piping problems.

Copper pipes, which are often used in domestic water and hydronic HVAC systems, can become degraded due to water quality issues. Also, as the insulation on aging hydronic HVAC pipes deteriorates, condensation between the insulation and the pipe surface can cause corrosion. Corrosion can lead to pinhole leaks and other piping failures that cause water damage, mold, and mildew. Read more about copper piping problems.

Used in up to 10 million homes from 1978 to 1996, and discontinued after a huge class-action settlement, polybutylene is a (typically gray) plastic pipe used for domestic water and fire sprinkler systems. Its major issue is that it degrades in the presence of common water additives such as chlorine. This leads to catastrophic leaks. If you still have polybutylene piping that hasn’t failed from defect, it is now in danger of failing because it has reached the end of its useful life. Read more about polybutylene piping problems.

If you’re a multifamily community owner/operator, you’re likely familiar with the practice of replacing or converting whole plumbing and mechanical systems in older properties with newer and, often, more efficient systems. You likely also know that with the right contractor, these projects can be successfully completed while residents remain in their homes.

If you’re a condominium board member, this may be a totally new process for you.

Either way, here’s a summary of what a building-wide repipe looks like in action.

(Note that we’re outlining the turnkey construction process. It doesn’t include forensic analysis or engineering design, which you may need to oversee before turnkey construction kicks off.)

1. Communication. First, we let residents know exactly what to expect. Our proven approach can include town halls and a custom project website plus other resident notices before work begins, and additional notices and detailed work impact maps that we post on residents’ doors while the work is underway. Work impact maps are color-coded renovation plans residents can use to know the work areas, traffic areas, and unaffected areas in their homes. Throughout the project, on-site project managers keep everyone informed and handle all project communication so that building staff can focus on their day-to-day jobs.
2. Staging. We work with clients to identify a staging area on the property, where we store materials to ensure our crews are fully supplied to keep pace with the project schedule. Depending on the project, we may need only a small shipping container or we may need to reserve space in parking lots/garages or locations within a building.
3. Preparing each unit. Residents do some basic preparation, such as removing fragile items from work and traffic areas. The day we work in a unit, we can help temporarily relocate furniture as needed before we set up a dust and debris mitigation system, surrounding the work areas with extensive plastic sheeting.
4. Repiping each unit. If necessary, we oversee asbestos abatement before we begin the repipe. Then, we make precise drywall cuts within the work area and install new pipes through these openings. We also complete the inspections required by your local authorities. This typically takes a few days per unit to complete. Note that to minimize disrupting residents, we will remove the plastic sheeting and debris at the end of each workday, and we vacuum and wipe away dust. For domestic water and DWV piping, we guarantee the unit will have running water and be operational at the end of each day!
5. Completing each unit. Once the new piping is installed and inspected, we restore each unit to its original condition. Our drywall craftsmen use seamless patching, precise paint matching, and expert finish work to ensure the unit looks untouched. This can also include resetting vanities, cabinets, and trim repair. Residents or Property Managers will walk through each unit with our project manager to sign off on the completed work. They often tell us they can’t even tell where the wall incisions were made!

Here’s a more detailed look at each step that residents will experience during the process.

Turnkey means one provider manages the pipe replacement (or repipe) project from start to finish—one contract and one point of accountability. At SageWater, we take that a step further by self-performing nearly all the work, a differentiator that allows us to deliver projects faster and with consistent high quality compared with contractors who rely heavily on subcontractors.

Unlike service plumbers, who typically handle only piping and lack expertise in demolition, drywall, painting, and finish work, we have expertise in every required trade—plumbing, carpentry, tile, and more. And unlike turnkey contractors who don’t self-perform, we bring it all under one roof. From planning through execution through the finishing touches on your project, SageWater handles every phase, minimizing delays and ensuring a seamless result.

Learn more about turnkey pipe replacement.

No, residents don’t need to move out during a SageWater repipe project. We set up the process so that everyone can stay put, with water and utilities restored and units clean and functional at the end of each workday. This means that apartment owners/operators can protect their occupancy, and condo boards don’t have to deal with the hassle (or complaints!) from residents dealing with the disruption of being out of their homes.

Yes. SageWater has extensive experience with high-rise plumbing and mechanical replacements and retrofits across condominium, apartment, and commercial properties. We use methods tailored to these communities. For example, you might need certain piping materials that can withstand the high pressure needed for water to reach the top floors. We may also need to consider when and how we’ll use elevators during the project to be efficient while minimizing resident disruptions. We also take your community’s size and number of units into account when we’re planning how we’ll execute the project. Here’s one example of how we carried out a repipe in a high-rise building for the 745-unit, mixed-use Island Colony property in Hawaii.

Repiping is the best solution for failing pipes because patchwork repairs rarely offer lasting relief. As leaks and plumbing troubles pile up, so do repair costs, insurance claims, resident complaints, and disruptions to everyday life. Trying to manage failing pipes with ad hoc fixes only delays the inevitable, while your piping continues to age and problems grow more serious.

In contrast, planning a full replacement in advance (that is, before a catastrophic failure) lets you control the project budget, keep residents comfortable, and protect your property’s reputation for years to come. At the end of the project, you’ll also gain operational benefits, which can include improved building efficiency and immediately lower maintenance and repair budgets.

Download our Pipe Smart Checklist to track your building’s piping issues.

You won’t need to relocate when SageWater replaces the piping in your unit. However, we do ask tenants/homeowners to do some light preparation:

Prior to the start date, residents should secure all valuables and remove fragile items from the specified work and traffic areas, which will be identified on your color-coded floorplan.

If you have pets, make sure they’re safely secured in a separate room or kennel. We know that new people and sounds can cause stress for furry friends, so the safest approach is to keep them clearly out of work zones.

A day or two before we work in your unit, our project managers will do a walk-through where we assess pre-existing damage, check for obstructions, and make sure everything’s ready.

While we’re working on your unit, we clean up and restore water at the end of each workday. For most projects, we’ll only be in your unit for two to four days. Additional details like painting or restoring tile may require access for a few additional days.

While pipe lining might seem like an easier option, our research and field experience show that in most cases, the risks outweigh the benefits for multifamily properties. Based on our research—and our experience working with communities who have tried pipe lining—we have determined that in many cases, the risks associated with pipe lining outweigh the benefits.

For a closer look, check out our series on the myths about epoxy pipe lining for domestic water systems.

Selecting a contractor is one of the most important steps when moving forward with a major capital improvement project, so we suggest doing your due diligence to find the option that’s best for you.

Look for the right mix of skills, price, process, credentials, and capabilities. Ask potential contractors how they handle project management and communication, how they vet their employees, and find out if their staff are direct employees, subcontractors, or 1099 employees. If they’re a turnkey contractor, ask what “turnkey” means to them, to make sure that you’re on the same page. And for large, high-priced projects, inquire about the contractor’s bond limits. Bonding capacity is for the contractor’s company as a whole, not an individual project. So, if a contractor has several other large projects going on simultaneously, they may not have enough bonding capacity for your specific job.

For more on this topic, check out our post with ten questions to ask when choosing a contractor.

A specialty contractor has focused expertise in a particular area of construction, like a plumber or an electrician. A turnkey specialty contractor brings together all the skills required to perform a specific type of project, such as large-scale pipe replacement—also known as a repipe, a replumb, or a retrofit.

Unlike general contractors or service plumbers, a self-performing specialty contractor for pipe replacement directly employs skilled tradespeople—such as plumbers, drywallers, and painters—and manages every aspect of a property-wide repipe project. This means they handle planning, scheduling, resident communication, and all necessary repairs, providing a single point of accountability.

Hiring a specialty contractor is highly recommended for a building-wide repipe. These projects require advanced technical knowledge, efficient project management, and the ability to coordinate multiple trades to minimize disruption and complete the work quickly and correctly.

Here’s more about why you should hire a specialty contractor for your repipe.

Reach out to SageWater via our contact page, email info@sagewater.com, or call us at 1-888-584-9990 to begin the estimate process.

The answer: it depends! Costs vary widely by building size, the number of units, plumbing and mechanical system being renovated, building and unit configurations and materials, and other factors that affect the scope of work. We provide detailed proposals after conducting a site assessment. Kick off the process with a free consultation with SageWater.

Apartment owners and condominium boards have several practical funding paths available for helping them fund plumbing and mechanical infrastructure work.

Most condominium associations use a blend of reserve funds, special assessments, and long-term loans to cover the project’s cost.

Apartment building owners can take a variety of approaches. They will factor in major improvements like renovating old plumbing and mechanical systems during property acquisition negotiations, or reserve for it when they hold a property for a long time. They may also use annual capital budgets or recapitalize by refinancing. Many lenders who work with multifamily buildings can tailor loan options to fit both the desired scope and schedule.

SageWater regularly works with owners, financial teams, and board managers to outline true project costs and consider multiple options for how to structure a project to align with budget. We can also refer clients to financial institutions who often fund these types of projects.

Of course, buyers can also research incentives or rebates that their utilities or other government authorities may offer to improve building efficiency, health, and safety.

Read more about how to fund a plumbing or mechanical upgrade for an apartment or condominium community.

Replacing failing systems reduces insurance risk and decreases emergency repairs and other increased maintenance costs (which helps improve Net Operating Income (NOI) for apartment owners). It can also make properties more attractive to buyers and lenders.

Many apartment owners will also use plumbing and mechanical upgrades like adding in-unit laundry or converting to highly efficient HVAC systems to boost their property value and attract tenants looking for these popular amenities.

Learn about one apartment property that updated their HVAC to a more efficient system.

SageWater provides turnkey plumbing and mechanical infrastructure solutions for multifamily condominium and apartment communities. We help building owners and operators protect the value of their investments and the quality of residents’ lives by diagnosing piping system problems, designing innovative solutions, and delivering lasting results. And we do it all while residents remain in their homes.

We rehabilitate and upgrade drain, waste, and vent and domestic water systems. We also replace, convert, or retrofit HVAC and mechanical systems, fire sprinkler systems, and in-unit laundry.

Our turnkey solutions include:

• Forensic Analysis
• Engineered Solutions
• Turnkey Constructions
• Construction Defect Repair

The plumbing and mechanical infrastructure problems we solve include:

• Domestic Water/Supply Pipes
• Drain, Waste, and Vent (DWV)
• HVAC & Mechanical
• Fire Sprinkler
• Laundry (In-Unit Washer/Dryer Retrofits)

Browse our services.

Founded in 1988, SageWater is the only plumbing and mechanical infrastructure solutions expert that serves occupied multifamily condominium and apartment communities nationwide. After our early years in restoration services for single family homes, we evolved to be a pioneer in delivering fast, high-quality, single-family home and multifamily community repipes—performed successfully while residents remain in their homes.

We now focus exclusively on serving multifamily apartment owners, condominium boards, and their managers. Clients choose us over alternatives for both repipe projects and other plumbing and mechanical system rehabilitation because we self-perform our turnkey solutions, which range from forensic analysis, custom engineering design, and construction services that include dedicated project managers and crews, and a resident communications program. Residents report high satisfaction with the experience of remaining in their homes during projects.

Learn more about SageWater.

SageWater works nationwide with multifamily apartment community owners, condominium boards, and their operators—serving properties of at least 50 units. We have extensive experience delivering plumbing and mechanical infrastructure solutions in high-rise, mid-rise, and garden style communities. We most often support clients with older properties that require infrastructure repipes and retrofits; we also support clients with newly built properties that require construction defect diagnosis and repair.

Take a look at SageWater’s case studies.

We work across the lower 48 and the Hawaiian islands. We continually add case studies to show the variety of projects we’ve completed across the United States.

No. SageWater renovates and retrofits multifamily plumbing and mechanical infrastructure. In addition to plumbing systems such as domestic water supply piping and drain and vent piping, we cover mechanical systems such as fire suppression and HVAC. We can replace or upgrade existing systems and retrofit buildings with absent systems like fire sprinklers and in-unit laundry stations. In addition, we provide turnkey solutions, with engineers who can diagnose problems and design solutions, project-dedicated project managers, and in-house tradespeople for plumbing, carpentry, drywalling, painting and more.

In-unit laundry can be a great way to improve resident quality of life and drive ROI. A few things to keep in mind when taking on a retrofit project like this include:

• Placement. Is there space for the washer/dryer unit?
• Electrical capacity. Will you need to perform a “heavy-up” to safely power new appliances?
• Plumbing stack capacity. Can your existing infrastructure safely co-exist with the new piping?
• Code-compliant ventilation. You’ll need a way to vent dryer air (unless you select ventless dryers).

For a deeper dive into this topic, check out our blog post on in-unit laundry retrofits.

There are several things to keep in mind if your community is considering installing fire sprinklers, such as:

• Water. Sprinklers deliver a lot of water quickly, so you’ll need sufficient water and water pressure.
• Power. Particularly for high-rises, you may need to add a booster pump to get water to the top of your building. This pump will require electrical power, even in case of a blackout, so you’ll likely need a generator, too.
• Space. New infrastructure like holding tanks and booster pumps will need to be housed somewhere.

Contact SageWater for a site assessment and detailed proposal for your fire sprinkler project.

Yes. SageWater has done many DWV projects across the country, in buildings of all sizes. You can see summaries of several in Our Portfolio.

Yes. SageWater does like-in-kind replacements of hydronic HVAC systems and we can upgrade or convert them to use more energy-efficient technologies. You can see summaries of several in Our Portfolio.

Yes. SageWater has a long legacy of repiping domestic supply systems in high-rise, mid-rise, and garden style condominium and apartment properties. You can see summaries of several in Our Portfolio.

A SageWater Pipe TEST™ Forensic Analysis is a Technical Evaluation of System Threats (TEST), which is a study that employs empirical evidence and science to diagnose the source of problems in a troubled piping system. Unlike other forensic studies, a SageWater report puts the findings about the condition of your piping into context and includes recommended action items based on the results, options for how to proceed, and estimates for what it will cost.

For condominium Boards of Directors and multifamily apartment owners, it takes the guesswork out of major plumbing decisions, helping you plan budgets, set priorities, and communicate confidently with other stakeholders using hard facts instead of assumptions. Learn how SageWater’s Pipe TEST can give you definitive answers about your building’s pipes.

While replacing aged and defective piping systems in occupied multifamily buildings is our flagship solution, maintaining the integrity of our brand is critical to our future. That’s why delivering fact-based Pipe TEST forensic analyses is paramount. In fact, we’ve sometimes found that an aging piping system is not the source of infrastructure problems clients are experiencing. (Read an example case study in which the client prioritized working with a roofing expert because the SageWater data analyses showed the main culprit behind building leaks was the roof, not the pipes.) When we find that piping does need attention, we give direct, unbiased recommendations, pointing out which sections are most urgent to help owners make practical choices that match their budget and priorities.

Design-build is a project delivery model where one company takes responsibility for both the engineering design and the construction work. At SageWater, that means licensed engineers, project managers, and construction crews all work under one roof to plan and execute a plumbing and mechanical infrastructure project. Instead of hiring separate teams for each part of the job, multifamily apartment owners and condo boards (or their construction managers) partner directly with one accountable team that manages everything—from designing solutions that match project goals to developing code-compliant plans and securing permits to coordinating on-site work and keeping residents informed. Learn more about a design-build approach with SageWater.

Design-build delivers efficiency, accuracy, and peace of mind by relying on one coordinated team. The team keeps projects moving quickly, reduces change orders, and ensures clients know exactly who to contact at each phase of a project. Often, this results in a faster project and lower total cost. And it certainly makes for a simpler process and clearer communication along the way! Read our blog post for more on the advantages of design-build.