Before I purchased a duplex, I was concerned about the plumbing being shared. So, I did some extensive research, here’s what I found.
Can a duplex share plumbing? Yes, duplexes that are attached can share plumbing and detached buildings typically don’t. It largely depends on the layout of the building. A drawback to shared plumbing is the difficulty identifying which unit created a clog within the system
It may seem easier for the plumber to work on everything in one place. But duplex’s with shared plumbing can be a nightmare if there are every any clogs in the system.Plumbing is an important factor to consider if you plan on purchasing a duplex.
Shared plumbing can become an issue, if you don’t take the proper precaution of informing your tenants. Continue reading to gather the best approach to take with your tenants when it comes to shared plumbing, and the pros and cons of owning a duplex with with share plumbing systems.
Advantages
- Lower labor repair cost
When it comes to upgrading plumbing systems from cast iron to copper or otherwise, it’s an advantage that goes along with owning a duplex with shared plumbing.
Since the plumbing is all in one place compared to a duplex with separated units, the labor cost tends to be slightly lower. I own a triplex, and two of the units are connected with shared plumbing. When I decide to upgrade from cast iron to copper, the labor will be slightly lower. This is because of the additional time it takes to move the materials from one place to the other.
2. One main drain line
A duplex that is separated has units and two main sewer lines. So, if you own a duplex with a shared plumbing system, then it’s one less line you have to deal with.
Main lines can clog because of multiple reasons like: baby wipes, paper towels, and tree roots. Only having one line to worry about can be one less concern.
Disadvantages
- Difficulty identifying tenant clog‘s
When it comes to clogged plumbing it’s bound to happen from time to time. Sometimes were in a rush and flush a paper towel down the toilet, or we put too much food down the kitchen sink causing a clog. Although accidents may happen, they’re preventable. Tenants can be charged for plumbing clogs if they’re in fault.
For instance, one of my tenants clogged their toilet with a baby wipe, and the time it took me to identify which unit was at fault was instant. Both units are separated and both units have their own main sewer lines, the plumbing systems are isolated. If I wanted to charge the tenant at fault for the repair, then it’s possible.
On the other hand, finding out which tenant clogged the plumbing system in a duplex with shared plumbing is very difficult.
The best approach to take is to make sure your tenants are aware of the items that can clog a toilet or a sink. Adding a list to their lease make these accidents less likely to occur. Often times tenants aren’t aware of the items that may cause pluming issues. Being aware makes us more conscious before we decide to flush an item.
List of items that may clog sinks, drains, and faucets
- Paper Towels-Do not break down like toilet paper;
- Cosmetics
- Nail Polish & remover – toxic
- Chewing Gum- can literally gum up the piping
- Tampons & Pads – These items are too large for the toilet piping
- Cat litter
- Grease and Fat – becomes a solid after it cools down, eventually causing blockage
- Dryer sheets – made out of synthetic materials, not biodegradable
- Dirt
- Hair – Clogs pipes in not time
- Dental floss – not biodegradable
- Facial Cleaning Pads – not biodegradable
- Food – may not break down, causing blockage
- Cotton balls & Q-tips- they clump together eventually causing blockage
- Band-Aids – made of non – degradable
2. Shared water heater
There are some duplexes that share water heaters providing hot water supply to both units. You would think that having one less water heater to maintain would a better option. “It’s not” because the water heater supplies both units with hot water. When hot water is needed for both units it runs out quickly, and tenants could end up taking cold showers.
Although this can be a pain for you and your tenants. The problem can be solved by hiring a licensed contractor to install another permitted water heater.
There are cases were the units only share one water heater because they were built illegally. If you call a licensed contractor your property would be subject to an inspection. This may present you with several options, have the conversion constructed legally or tear it down.
So, before going through with the decision and adding an additional water you may want to research if the units were built legally.
Related questions
How does plumbing in an apartment work
Apartment plumbing subsystems have several pipes per unit that allow an in – flow of fresh water and an outflow of waste water. There are several vents along the roof that allow the air to come in and move the waste water more freely. Some apartments have meters on each unit that allow the water usage to be measured.
There are traps along the system that prevent the drained water from coming back up and shutoff valves in the system for isolation when repairs are needed.
What is the proper duplex etiquette?
Noisy Neighbors
One of the biggest drawbacks to living in a duplex has to be noisy neighbors. Since some duplexes have a shared wall, you may hear more noise in comparison to living in a house.
As a neighbor being aware of the close quarters can help keep noise levels down. There are noise ordinance laws in place for a reason; but before it gets to the point where law enforcement needs to get involved. Have a one on one with your neighbor and express your concerns. The correct etiquette would be to respect your neighbors’ space; that including noise.
Front yard & Backyard
Living in a duplex is almost like living with extended family. There are numerous common areas making it absolutely necessary to learn how to work with each other. Shared areas could be the backyard, front-yard, and sometimes even the car garage.
So, it’s important that you develop a good rapport with your neighbor.
Sharing the front and backyard
It’s entirely up to you and your neighbor on how the front and backyard will be shared. In most cases it’s best to set boundaries on which side of the yard belongs to whom, it simplifies things.
Sharing the space outright works well also, as long as both parties are respectable when it comes to tightening up when there finished using the space. Whichever route you choose just make sure you communicate your do’s and don’ts so both parties have an understanding of their neighbors living conditions.
Final word
There are always multiple factors to consider when searching for smaller multi-family deals, and shared plumbing should be on your list of analysis. If you find a duplex with shared plumbing it doesn’t mean that the property is a deal breaker.
If all of your other criteria check out and the only drawback is plumbing, “then go for it”. Just make sure your tenants are aware of the items that could cause blockage, this can and will prevent future accidents from occurring.