The value of plumbing

By Timothy Allinson, P.E.,
Murray Co., Long Beach, Calif.

When I first started in this industry it was very apparent that plumbing was the bastard child of the construction trades. HVAC engineers carried an air of superiority because their ducts are bigger than our pipes, and their air and water-based systems don’t carry the stigma of our sanitary waste. Electrical engineers looked down on both the mechanical disciplines with aloofness as transparent as the electrons that form the foundation of their trade. Were these judgmental biases warranted? Of course not. Are they perpetuated today? Absolutely.

I’ve been reminded of these biases in recent months as my wife and I have been shopping for a new house. There are a plethora of considerations when determining the value of a property. When I say value I mean more than the monetary value; I mean the subjective and personal value, the “Is this the right home for me?” value. The most basic of these are the fundamental criteria, including size, location, number of bedrooms, garage, yard and so on. Many different properties will meet these fundamental criteria and making a decision between all those that do is where the subjective criteria come into play.
When my wife and I walk into a home, we don’t immediately start checking for the number of electrical outlets. Since all of the homes here in southern Orange County are quite new, power is taken for granted, whereas that might not be the case in an old home with cotton insulated wiring and one duplex outlet per room. Here in the OC, power is power. But to give the electricians their due, lighting can be a key subjective component when selecting a home. Well designed recessed lighting in the kitchen, coupled with elegant ceiling-hung fixtures in the common areas can make a big difference in the subjective component of any home. But it’s not usually the decision maker.

When we walk into a home, we don’t immediately turn our attention to the HVAC system either. Of course it’s important that it works, and the absence of central AC can be a deal breaker, as is sometimes the case in the 70s vintage OC homes. But not necessarily, since the forced air heating systems endemic to this area can have air conditioning added for about $5K. No, as long as the HVAC system works and is in good condition, it does not play a subjective role in the home selection process, much to the dismay of my HVAC engineering friends.

So what is the most important subjective element influencing any home selection decision? Ask any realtor: plumbing — kitchens and baths. That’s what the subjective decision usually comes down to. Kitchens and baths are at once the most intimate and the most maintenance intensive aspect of any home. They are also the most expensive components of any residential renovation. When selling a home, you are often faced with the decision: Do we upgrade the kitchens and baths in hopes of getting a commensurately higher sales price? Or do we sell it “as is” and hope for the best?

Ironically, my wife and I presently face this quandary as well. As we have selected a home to purchase, we are now prepping the home we own to be a rental property. We have to decide how much money to invest in order to make our home attractive to the rental market.

One thing is for sure: We won’t be spending any money on the electrical or HVAC systems. We will, however, spend money on the kitchen and baths. Frugal renovations can be made to a master bath — depending on the need of repair — by upgrading shower trim, replacing shower doors and selective re-grout, for less than $1,000. There’s nothing like the sparkle of new chrome to give a place that “never been lived in before” look.

A few thousand dollars worth of new kitchen appliances will make all the difference as well. A new range, refrigerator and dishwasher, coupled with fresh paint and grout can make a kitchen look brand new.
Outdoor plumbing is quickly becoming the rage in high-end home design elements, especially here in the OC, where the climate warrants it. Built-in BBQs, once considered a luxury, have become standard fare in today’s market. Outdoor kitchens have taken the forefront as the “must have” of today’s McMansions. I have friends with homes that have outdoor kitchens nicer than my indoor kitchen. They certainly are a nice amenity if you have the space and budget for them. For the time being, I plan to buy a new stainless steel drop-in BBQ for my tenant-to-be, and the home we are purchasing will require the investment of a built-in BBQ. That’s one subjective feature the place is lacking, but there is ample space, and it will be a worthwhile investment. The outdoor wine fridge, however, will have to wait.

Ironically, even my non-engineer wife had plumbing criteria at the top of her list for home selection. An upstairs laundry room was a key element, as was a double wall oven with separate cooktop. Both of these plumbing wishes were satisfied by the home we have chosen, but there is one non-plumbing related design element that was not included in our home purchase — a wrap-around porch. Then again, wrap-around porches are few and far between in this neck of the woods. You stand a better chance of finding a wrap-around Porsche that has run into a tree.

The next time someone chides you about being a “plumber,” you might want to point out to them that it is your discipline, not theirs, that most dramatically influences the value of their home. Great plumbing is a true luxury, not to be taken for granted. They probably already know this; it is their insecurity about the lesser importance of their own trade that gives them that air of impudence.

Timothy Allinson is a senior professional engineer with Murray Co., Mechanical Contractors, in Long Beach, Calif. He holds a bsme from Tufts University and an mba from New York University. He is a professional engineer licensed in both mechanical and fire protection engineering in various states, and is a leed accredited professional. Allinson is a past-president of aspe, both the New York and Orange County Chapters. He can be reached at laguna_tim@yahoo.com.