The definitive resource for homeowners, real estate professionals, and property managers dealing with plumbing in San Francisco and the Bay Area. Bookmark this page for reference.
Table of Contents
1. San Francisco Plumbing History & Infrastructure
San Francisco’s plumbing infrastructure is among the oldest in the Western United States. Understanding this history helps explain why many homeowners face unique challenges.
Timeline of SF Plumbing Development
- 1850s-1860s: First water mains installed; wooden pipes common
- 1870s-1900s: Cast iron and clay pipes become standard
- 1906: Earthquake and fire destroy much infrastructure; rebuilding with clay and cast iron
- 1920s-1950s: Galvanized steel pipes common in homes
- 1960s-1980s: Transition to copper for water lines; clay still used for sewers
- 1990s-Present: PVC and PEX become standard; trenchless repair methods emerge
The Combined Sewer System
San Francisco is one of few major US cities with a combined sewer system, meaning stormwater and wastewater flow through the same pipes. This creates unique considerations:
- Heavy rain can cause system overload and backups
- Older laterals connecting homes to the main line may be undersized
- The city has strict regulations about sewer lateral maintenance
2. Common Pipe Types in SF Homes by Era
| Era Built | Typical Pipe Material | Expected Lifespan | Common Issues |
|---|---|---|---|
| Pre-1920 | Clay (sewer), Lead (water) | 50-60 years | Cracks, root intrusion, lead contamination |
| 1920-1960 | Cast Iron (sewer), Galvanized Steel (water) | 75-100 years | Corrosion, rust, reduced flow |
| 1960-1990 | Cast Iron/Clay (sewer), Copper (water) | 50-70 years | Joint separation, pinhole leaks |
| 1990-Present | PVC/ABS (sewer), Copper/PEX (water) | 100+ years | Minimal if properly installed |
How to Identify Your Pipe Type
Look for exposed pipes in your basement, crawl space, or under sinks:
- Clay: Reddish-brown, rough texture (usually only visible at cleanouts)
- Cast Iron: Dark gray/black, heavy, may show rust
- Galvanized Steel: Gray with threaded fittings, may show white mineral deposits
- Copper: Reddish-brown (or green patina if old), soldered joints
- PVC: White or gray plastic, glued joints
- PEX: Flexible colored tubing (red for hot, blue for cold)
3. San Francisco Plumbing Codes & Permits
When Permits Are Required
San Francisco requires permits for most plumbing work beyond simple repairs. Here’s a quick reference:
| Work Type | Permit Required? |
|---|---|
| Clearing a clogged drain | No |
| Replacing a faucet or toilet | No |
| Water heater replacement (same location) | Yes |
| Repiping (water lines) | Yes |
| Sewer lateral replacement | Yes |
| Adding new fixtures | Yes |
| Relocating drain or water lines | Yes |
SF Sewer Lateral Responsibility
In San Francisco, property owners are responsible for the entire sewer lateral from the house to the city main—including the portion under the street. This can be 50-100+ feet of pipe. The city’s Private Sewer Lateral Ordinance may require inspection and repair when selling a property.
Where to Get Permits
Permits are obtained through the San Francisco Department of Building Inspection (DBI):
- Online: sfdbi.org
- In person: 49 South Van Ness Ave, San Francisco
- Most licensed plumbers will pull permits on your behalf
4. Common Plumbing Problems by Neighborhood
Different SF neighborhoods have different plumbing challenges based on age, terrain, and construction type:
Victorian Neighborhoods (Pacific Heights, Haight, Castro, Noe Valley)
- Original clay or cast iron sewer lines (100+ years old)
- Galvanized water pipes with reduced flow
- Tree root intrusion from mature street trees
- Complex piping due to building conversions (flats to condos)
Hillside Neighborhoods (Twin Peaks, Diamond Heights, Potrero Hill)
- Steep grades cause faster pipe erosion
- Earth movement can shift and crack pipes
- Longer sewer laterals = higher replacement costs
- Pump systems sometimes required
Low-Lying Areas (Marina, SOMA, Mission Bay)
- High water table affects excavation
- Some areas built on fill (1906 earthquake debris, bay mud)
- Settlement can cause pipe bellies and offsets
- More susceptible to sewer backups during heavy rain
Sunset & Richmond Districts
- Sand infiltration into older clay pipes
- Consistent 1940s-1960s construction = similar pipe ages
- Many homes due for repiping simultaneously
5. 2024 Plumbing Cost Guide for San Francisco
San Francisco plumbing costs are higher than national averages due to labor costs, permitting requirements, and access challenges. Here are typical ranges:
Drain Cleaning Services
| Service | Price Range |
|---|---|
| Sink/shower drain cleaning | $150 – $300 |
| Toilet clog | $150 – $250 |
| Main line snaking | $200 – $400 |
| Hydro jetting | $350 – $600 |
| Sewer camera inspection | $150 – $350 |
Repair & Replacement
| Service | Price Range |
|---|---|
| Sewer line spot repair | $1,500 – $4,000 |
| Sewer line replacement (trenchless) | $8,000 – $20,000 |
| Sewer line replacement (traditional) | $10,000 – $25,000 |
| Whole house repipe (water) | $8,000 – $15,000 |
| Water heater replacement | $1,500 – $3,500 |
Note: Prices vary based on accessibility, pipe length, and specific conditions. Always get multiple quotes.
6. Emergency Plumbing: What to Do
Immediate Steps for Any Plumbing Emergency
- Shut off the water – Know where your main shutoff valve is (usually near the water meter or where the line enters your home)
- Turn off the water heater – Prevents damage if it runs dry
- Open drains and spigots – Relieves pressure in the system
- Document damage – Take photos for insurance
- Call a licensed plumber – (510) 485-9113 for 24/7 emergency service
Common Emergencies & Quick Responses
Burst Pipe:
- Shut off main water immediately
- Open faucets to drain remaining water
- Collect water with buckets/towels
- Turn off electricity if water is near electrical
Sewage Backup:
- Stop using all water in the house
- Don’t flush toilets
- Keep people and pets away from affected area
- Open windows for ventilation
- Don’t attempt to clean until backup is cleared
No Hot Water:
- Check pilot light (gas) or breaker (electric)
- Check temperature setting hasn’t been changed
- If water heater is leaking, shut off and call immediately
7. How to Hire a Plumber in San Francisco
Essential Questions to Ask
- Are you licensed in California? (Verify at cslb.ca.gov)
- Do you carry insurance? (Liability and workers’ comp)
- Will you pull necessary permits?
- Do you provide written estimates?
- What’s your warranty on work?
- How long have you worked in San Francisco? (Local experience matters)
Red Flags to Avoid
- Demands cash payment only
- No written estimate or contract
- Pressure to decide immediately
- Quotes significantly below competitors
- Can’t provide license number
- No local references
License Verification
Always verify a contractor’s license at the California Contractors State License Board: CSLB License Check
8. Preventive Maintenance Schedule
Monthly
- Run water in unused drains to keep P-traps filled
- Check under sinks for leaks
- Clean drain stoppers of hair/debris
Quarterly
- Flush water heater to remove sediment
- Test sump pump if you have one
- Check washing machine hoses for bulges
Annually
- Professional drain cleaning (kitchen and main line)
- Water heater inspection
- Check water pressure (should be 40-80 PSI)
- Inspect visible pipes for corrosion
Every 5 Years
- Sewer camera inspection (especially for older homes)
- Water heater replacement consideration (if 10+ years old)
- Review plumbing for code updates
Need a Plumber in San Francisco?
SF Drain & Sewer Pros provides 24/7 emergency service and free estimates for all drain and sewer work.
Share This Resource
Found this guide helpful? Feel free to link to this page as a resource. Property managers, real estate agents, and homeowners are welcome to reference this guide.
Last updated: January 2026