What plumbing issues has 3200 Lenox Rd had in the last year?
3200 Lenox Rd NE has had 14 plumbing-related work orders in the past 12 months. The most significant issues include:
1. Galvanized pipe failures (5 WOs) -- Multiple pinhole leaks detected in the original 1978 galvanized supply lines, primarily in units 204, 207, and 312.
2. Emergency water damage (2 WOs) -- Two after-hours emergency calls for water damage: one from a burst pipe in unit 207 (January) and a supply line failure in unit 312 (November).
3. Drain line issues (4 WOs) -- Recurring slow drain complaints in ground-floor units, likely due to root intrusion in the main sewer lateral.
4. Fixture replacements (3 WOs) -- Standard faucet and toilet replacements across various units.
The galvanized piping is the primary concern. The pattern of pinhole leaks across multiple units suggests system-wide corrosion, which is consistent with the age of the piping (48 years). A full repipe assessment is recommended.
How does this compare to similar properties in the portfolio?
Compared to the 6 other properties in the portfolio with similar age and construction:
- 3200 Lenox Rd has 2.3x the plumbing WO rate of the portfolio average (14 vs 6.1 WOs/year)
- Emergency call rate is 3x higher for plumbing (2 vs 0.67 average)
- Cost per unit: $847/unit vs portfolio average of $312/unit for plumbing maintenance
The only comparable property is 1800 Century Blvd NE (built 1982), which underwent a full repipe in 2023. Post-repipe, their plumbing WOs dropped 78% and emergency calls went to zero.
Based on this comparison, the estimated ROI on a full repipe at 3200 Lenox Rd would be positive within 2.8 years, factoring in reduced emergency vendor costs and water damage remediation.