Plumbing for North Clairemont's Mid-Century Homes

North Clairemont is the top end of Clairemont, up against San Clemente Canyon, State Route 52 and Interstate 805, with University City just across the freeway. Most of its streets were built out from the mid-1950s into the early 1960s, and the classic single-story ranch house still sets the tone. That puts a typical home here past the 60-year mark, which is when a lot of the original plumbing starts asking for attention.

Around here we get called for everything from a single dripping shower valve to a full repipe. In between come water heater swaps, sewer line replacement, gas line work, new main valves and regulators, kitchen and bath fixtures, and leak repairs plus the drying-out afterward. Clearing clogged drains is the one job we leave to our partner, Drain Mob.

What a 60-Year-Old Ranch House Tends to Need

Homes of this age around Clairemont were commonly built with galvanized steel water lines and cast iron or clay drain and sewer pipe. Galvanized pipe rusts from the inside, so pressure fades and the water can come out tinted after the house sits. Clay sewer laterals let roots in at the joints. Our Clairemont page goes through how each of those fails and how to tell where your house stands. The original water heater is long gone in a house this age, and the next replacement is a good moment to check the gas line, venting and strapping around it too.

Most of the bigger fixes on that list come with paperwork, so it helps to know the rules before any work starts.

Does Your Plumbing Job Need a City Permit?

In the City of San Diego, the answer is usually yes. The City requires a plumbing permit for any alteration, addition or replacement of a plumbing system or part of one. The good news is that many common jobs qualify for a Simple “No-Plan” permit, which is issued once the application is submitted and paid, with an inspection afterward. Here’s how the common jobs line up, based on the City’s Plumbing/Gas Permit page:

There are two exceptions. If a home is historically designated, or potentially so, the simple permit doesn’t apply and a plan permit is needed. And swapping a fixture like-for-like, such as a faucet or toilet, generally doesn’t need a permit at all. The City’s Information Bulletin 103 has the full list of what qualifies.

Homeowners and licensed contractors can both pull a simple permit. Whoever you hire, ask up front whether the permit and the inspection are included in the price, so it isn’t a surprise later. Unpermitted work can come back up when the house is sold.

North Clairemont Plumbing FAQ

Do I need a permit just to replace my water heater?

Yes, in the City of San Diego. A standard tank replacement goes through the Simple No-Plan permit. Switching to tankless takes more, because tankless units aren’t on the simple list.

Is North Clairemont the same as Clairemont Mesa?

Clairemont Mesa is another name for the whole Clairemont community. North Clairemont is one of its five neighborhoods, along with Bay Ho, Bay Park, Clairemont Mesa East and Clairemont Mesa West. Our Clairemont page covers all five.

Do you work in University City as well?

Yes. University City is right across Interstate 805 and in our service area, along with the rest of Clairemont.

Get in Touch

Courtesy Plumbing was founded in 2007 and is licensed by the state under #910268. Office hours run 8:00 AM to 5:00 PM, Monday to Friday. Reach us at (858) 567-0544, or fill out the short form on the Contact Us page with the year your house was built, if you know it, and a quick description of the problem.