Perspective
Oct. 28, 2015
Reasons why water can be the enemy
Water can be a source of joy but also puzzlement and problems. By Alan Nevin
Alan N. Nevin
Water can be a source of joy, but it can also be a source of puzzlement and problems. I want to discuss four water issues, some of which will inevitably lead to litigation and maybe even cause corrective measures to be developed.
Two relate to the laws of unintended consequences: one gallon flushes and automatic flushes and faucets. These are certainly not thrilling topics but interesting nonetheless because of conservation implications.
For decades, our plumbing systems have been based on drainage pipes that are sized and sloped for water being flushed from toilets that used five gallons per flush. Thus, the slope and sizing of drainage pipes assume that there will be five gallons of water per flush pushing sludge down the sewer drain. But what happens when building codes are adopted that cause engineers and architects to switch from five gallon to one gallon toilets? All of a sudden there isn't enough water to push the sludge down the pipe. Result, pipes backup; sometimes leak; sometimes cracking and failing resulting in very happy building occupants.
The problem is particularly acute in high-rise buildings where the dregs are trying to flow down maybe 40 stories and there isn't enough pressure to push the flush down to below the slab where they will empty into mainlines. The result can be stunning and somewhat rancid, to say the least. Worse, there's no one to sue.
The second unintended consequence relates to automatic turn-on sinks and automatic flush toilets. Recent surveys show that these devices utilize more than twice the water of an old fashioned hand operated sink or toilet. Therefore, what seemed like a good idea has turned into something environmentally unsound and drives up the landlord's water bill.
The next two water problems are far more severe in their potential costs and litigation.
Copper piping is the topic. During the 1980s California developers built more than 1 million multi-family units. And they almost all have copper pipes to carry water. Now, over 30 years later, there are pinholes that start to develop, mostly in and around the joints. In multi-family structures, the piping is often between ceiling trusses or in the walls.
The results of failures are often devastating with major mold build-up, flooding and often the need to open the walls and replace the plumbing. Now that is annoying in a duplex but devastating in a high-rise. And the 10-year statute of limitations is long gone and probably the developer as well.
Along cometh the condominium converter. Finally, somebody to sue. But the converter says I never touched the pipes and there was no leaking when I converted the project to condominiums 10 or 15 years ago. I even looked at the plumbing bills for the past five years and there was no evidence of leakage. That battle will continue. Meanwhile, it can cost anywhere from $2,000-$8,000 per unit to replace copper plumbing. All depends on the kind of finishes that need to be demolished and reconstructed.
And the last water problem can lead to sudden death. History has shown that not all architects and contractors are diligent in their practices. The result is often rotting trusses resulting from failure to properly seal water entry points and then inevitably balcony or stair failure.
We have most recently seen the grizzly results in the Berkeley apartment project where persons were killed and many more injured when an upper floor balcony collapsed. Although forensic investigation is not yet complete, there is an indication that installation of the balcony was faulty.
There you have it. Four reasons why water can be the enemy of environmentalists and even other human beings and property owners.
And only the last one is the result of human failure to do the job right.
Alan Nevin is director of economic and market research at Xpera Group.
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