In Mar Vista, Venice Boulevard is the dividing line for plumbing jobs. Wikipedia describes mid-century houses and tear-down sales north of it, and dense apartment zoning south of it. Our work follows the same line: house remodels on one side, building-wide repairs on the other. See all the neighborhoods we cover, or ask for a quote and we will arrange a local plumber.
What is the housing like north of Venice Boulevard?
Mostly single-family homes, including the mid-century modern houses Wikipedia notes on Beethoven, Meier and Moore streets, many built after 1950. It adds that older homes on the north side often sell for over $1 million as tear-downs. The plan's data puts the typical building in ZIP 90066 at 1967, with fewer than half of homes older than 1960.
Houses from the 1950s and 1960s were commonly plumbed in copper with cast iron or early plastic waste lines, though changes over the decades vary by house. A copper system of that age may be sound for years yet. Check for green staining at joints, damp cabinets, and a water meter that moves with everything off. See repairing a copper pipe leak for what to try and when to call.
What do the apartments south of Venice Boulevard need?
Wikipedia says the south side is zoned for apartments and densely populated, with many dingbat buildings, many under rent stabilization. A dingbat is a boxy low-rise on posts with parking beneath, and some of the plumbing can run overhead in the garage and down shared walls. In ZIP 90066, about 62 in 100 households rent.
Common calls are a tenant's drain that backs up when a neighbor's does, a water heater serving several units, and a ceiling stain under a bathroom. The owner approves the repair, so tenants should write to the owner. Managers with several units can read about commercial plumbing service and no hot water in an apartment building.
Why do Mar Vista remodels so often involve new pipes?
Tear-down and remodel activity brings plumbing with it. A kitchen or bath addition on a house can mean extending old supply lines or moving drains, and a plumber looking at the open wall may recommend replacing aging runs while it is exposed. A median value near $1.70 million for owner-occupied homes helps explain why owners invest.
If a remodel is coming, plan the plumbing at the start. Read our guide to plumbing for a bathroom remodel for the order of work, and compare PEX against copper for the supply lines. A permit is generally needed for new lines and fixtures, so ask the Department of Building and Safety or your plumber.
How hard is the water in Mar Vista?
LADWP publishes hardness by region rather than by street. Its Western Los Angeles figure averages 8.6 grains per gallon with a range of 5.4 to 16.1, so your tap may sit anywhere in that span. LADWP adds that supplies can change during repairs or unusual events. That is hard enough to build scale in water heaters and clog aerators.
Scale shows as white crust on showerheads and a heater that rumbles as it heats. Clean aerators first. Our guide to removing hard water scale covers the rest. If you want to cut the problem at the source, see water softener installation cost.
Which city rules apply in Mar Vista?
Mar Vista was annexed to Los Angeles in 1927, per Wikipedia, so it follows City of Los Angeles rules: water from LADWP, sewers by LA Sanitation, permits from the Department of Building and Safety, and rentals under the Los Angeles Housing Department. Tenants in rent-stabilized buildings can ask that office what protections apply.
For homeowners, a water heater replacement generally needs a permit. The guide to the water heater permit explains the steps. Gas work must be done by someone qualified to do it. If you smell gas, leave and call SoCalGas at 1-800-427-2200 from outside.
How much does a plumber cost in Mar Vista?
Published guides put plumbers at about $100 to $200 an hour, plus parts. A standard tank water heater replacement is commonly $881 to $1,826, and a PEX repipe $4,000 to $10,000. The final quote depends on access, permit needs and pipe condition. A tuck-under garage may make some runs easier to reach than a slab house.
Ask for a written quote that names the work, the parts and the permit. Our page on what a plumber costs explains how to read one, and repiping costs with PEX shows what moves a repipe price.
Common questions
How much does a plumber cost in Mar Vista?
About $100 to $200 an hour from published national guides, plus parts. Tank water heater replacement is often $881 to $1,826, and a PEX repipe $4,000 to $10,000. Your quote depends on access, age of pipes and permits, so the written quote gives the real price.
Are there council rules for plumbing in Mar Vista?
Yes, City of Los Angeles rules apply. The Department of Building and Safety issues permits for work like water heaters and new plumbing runs, and the Los Angeles Housing Department covers rental rules. Confirm what a job needs with the city or your plumber before work starts.
Do dingbat apartments have special plumbing issues?
Plumbing can run through the garage ceiling and shared walls, so one leak or clog can reach several units. Stacks and water heaters are shared. Tenants should report problems to the owner in writing, and the owner can arrange a plumber to inspect.
Is it worth repiping a Mar Vista house built in the 1960s?
Not by age alone. Copper from that era may still be sound. Repeated pinhole leaks, discolored water or low pressure are reasons to get a quote. If you are remodeling, replacing exposed runs while the walls are open can be cheaper than doing it later.