Before you buy an older home in White Rock or South Surrey, check five things: what the water supply pipes are made of (grey pipe stamped PB2110 is Poly B), how old the water heater is, whether the main shut-off valve actually turns, what shape the sewer line is in (a camera inspection is the only way to know), and how water drains away from the foundation. Those five cover most of the expensive plumbing surprises we see after a sale closes.
A general home inspection is worth doing, but inspectors look at what they can see, and most plumbing is hidden in walls, under floors and underground. Here is how to check each item, and why each one matters on the Semiahmoo Peninsula in particular.
1. What the supply pipes are made of
Look at the exposed pipe near the water heater and where the water line comes into the house. What you find tells you a lot about the rest of the home.
- Grey plastic stamped PB2110 is Poly B, common in BC homes built from the late 1970s to the mid 1990s. It can fail with little warning, and some insurers charge more for it or ask for it to be replaced. Our guide to Poly B covers what to look for.
- Dull grey metal with threaded joints is likely galvanized steel, found in older homes. It corrodes from the inside, which shows up as low pressure and discoloured water.
- Copper or PEX (usually red, blue or white plastic) is what most newer homes and repipes use.
If the home has Poly B or galvanized pipe, budget for a repipe at some point, even if it is not urgent.
2. How old the water heater is
The manufacture date is on the label, or coded into the serial number. A standard tank commonly lasts around eight to twelve years. Look for rust at the bottom, water in the drain pan, and whether it has seismic strapping and an expansion tank where required.
This one matters more in White Rock than in most of the region. White Rock runs its own water supply from groundwater wells, and groundwater typically carries more dissolved minerals than the very soft Metro Vancouver water South Surrey and the rest of Surrey use. Minerals settle as sediment in a tank and as scale in a tankless unit, so ask the seller whether the heater has ever been flushed or descaled. If a replacement is likely, our hot water tank cost guide gives realistic ranges.
3. Whether the main shut-off works
Find the main shut-off valve, usually on the wall closest to the street, in a utility room or near the water heater. Older round-handled gate valves often seize after years without use. A valve that will not close is a problem you want to know about before a pipe bursts, not during. Our guide on how to shut off your water main shows what to look for. In a condo or townhouse, find the suite shut-off too.
4. What shape the sewer line is in
The pipe from the house to the city connection is usually the homeowner's responsibility, and it is invisible without a camera. On older properties, tree roots, cracked or shifted joints, and sags where waste sits in the line are all common, and repairs can mean digging up the yard. A sewer camera inspection before you remove subjects is a small cost next to that, and it gives you something concrete to negotiate with. Slow drains, gurgling or a sewer smell in the basement are all reasons to insist on one.
5. How water drains away from the house
The peninsula has hillside homes and low-lying homes, and both have drainage to think about. On a slope, water from the lots above runs toward the foundation, which puts load on the perimeter drains and sump. In low-lying areas like Crescent Beach, close to sea level, a working sump pump and a backwater valve on the sewer line matter more than usual. Walk the outside of the house after rain if you can, and look for:
- Water pooling against the foundation or in window wells
- Staining, efflorescence (white, chalky marks) or a musty smell in the basement
- A sump pump that runs constantly, or no sump where you would expect one
- Downspouts that dump right beside the house
A quick list to take to the viewing
- Photograph the pipe markings near the water heater
- Photograph the water heater label
- Find the main shut-off and ask if it has been tested
- Run every tap and flush every toilet, and listen for gurgling
- Ask whether the sewer line has ever been scoped or repaired
- Check the basement and the outside of the foundation for signs of water
Get a second pair of eyes
If you are buying on the peninsula and want a plumber to look at what the inspection could not, Flowest can help. We are a family-owned, father-and-son team based in Langley, backed by over 30 years of plumbing experience, and we cover White Rock and South Surrey. We can check the supply lines and water heater, camera the sewer and drains, and tell you straight what is worth fixing now and what can wait. Call us at 778-878-2069.