How does sewage and other wastewater leave my property?
When you flush your toilet or run your washing machine, the sewage (wastewater)
leaves the property through a pipe (building sewer and private drain connection)
that serves as the link between the internal plumbing in the home or business
and the main sewer that is found under public property (i.e. generally under the
road). Although they bear two separate names, the building sewer and the private
drain connection are actually one continuous pipe. The separate names reflect
the nature of the property above the pipe. Under private property, the pipe is
referred to as the “building sewer”. Under public property, it is called the
private drain connection (PDC). For most residences and small businesses, these
pipes are usually I00mm (4 inch) or 150mm (6 inch) in diameter.
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What is a private drain connection (PDC)?
The Drainage By-law defines a PDC as that portion of sewage works which joins a building sewer to a City sewer and which is upon lands that are either owned by the City or subject to a sewer easement in favour of the City.
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What material are
PDC's made of?
The predominant material used for PDC's prior to the Second World War was vitrified clay pipe. Each section of pipe was usually two to four feet (0.6m to 1.2m) in length. The pipes were joined together with bell and spigots. Many types of materials over the years were used to try to seal the pipes from root intrusion. Most, if not all, were ineffective over the long term. Roots will naturally seek out the moisture in the pipes. A vast majority of the pdc's in the City of London constructed prior to this time will require repair or replacement due to the infiltration of tree roots through these unsealed joints.
After the war, other types of pipe were utilized for pdc's including:
• Asbestos Cement (sometimes referred to as "transite pipe") was very brittle, was not root proof due to the fact it required couplings to join the pipe sections and is not manufactured any longer due to the health issues associated with asbestos.
• Bituminous Fibre Pipe (sometimes known as "no-corrode" pipe) was a type of pipe made of paper, impregnated with tar. Although the pipe sections sealed fairly well, the pipe itself was not very strong. With the advent of automatic dishwashers, the water leaving the house was so hot, the tar in the pipe would melt thus removing any strength in the pipe and the pipe would simply collapse upon itself.
• Concrete Pipe is still in use today but most commonly in larger size PDC's (450mm and larger). It is a bell and spigot designed pipe but manufactured to strict tolerances and the rubber gaskets are quite effective in sealing the pipe and preventing the intrusion of tree roots.
Since the early to mid 1970's the most common material used in the manufacture of sewer pipe for pdc's is polyvinyl chloride (PVC). The bells and spigots on these pipes are manufactured to strict tolerances and the rubber gaskets are very effective in sealing the pipe and preventing the intrusion of tree roots. The material itself is also resistant to most types of chemicals making it, by far, the most commonly used material in sanitary sewers and appurtenances today.
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Who is responsible for the drain?
The property owner is responsible for the complete drain from where it exits the house to where it enters the main sewer in the road. This includes all maintenance activities and the replacement of the drain, if required. The property owner is responsible because the City cannot control how a property owner maintains their drain (or does not maintain it), what they put down their drain and the fact that it is truly for private use. The City is responsible for the main sewer that runs in front of your property, usually under the driven portion of the road.
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How would I know if my drain is clogged and what do I do if it is?
Slow-running drains or water backing up through a basement floor drain are a good indication that there is a problem. When this happens you should call a plumber or drainage contractor and find out if the problem is in the house plumbing, building sewer or the PDC. If there is a complete blockage in the drain system, you should contact the City at 519-661-4570 during regular business hours or 519-661-4965 after hours, weekends and holidays to determine if the cause of the blockage is in the main sewer. It is important to note that a blocked drain can result in sewage backup into your basement and this scenario can cause property damage and may become a health hazard.
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Who is responsible for the blockage in my drain?
The property owner is responsible for the blockage in the building sewer or the PDC. Prior to taking any action, it is critical that you become familiar with the City's policy bylaw with respect to the building sewer and PDCs. Call the City at 519-661-4570 during regular business hours or 519-661-4965 after hours and report any problems with your drain. The main sewer under the road will be checked by City staff.
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How can a blockage in the drain be removed?
Generally property owners call a plumber/drainage contractor or try to remove the blockage themselves with rented equipment
(if rented, it is imperative that you understand how to operate the equipment
effectively and safely). Drain repair equipment can include electric eels (i.e., power snake) or sewer rods with an appropriate size cutter on the end that is inserted into the drain through a cleanout. Many plumbers/drainage contractors have video-inspection equipment that can be used to identify problems within a drain. Video inspection equipment is not suitable to remove a blockage.
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What is a cleanout and where do I find it?
The cleanout is a direct access point to the drain. Clean-outs in homes constructed within the last 45 years are usually located near the front of the house, under the basement floor, where the drain exits the house. The cleanout can also be located outside the home and may be covered by several centimeters of soil. Before installing a cleanout, check with the City's Environmental Programs and Customer Relations Division at 519-661-4570 to determine if a cleanout already exists. Staff in this Division also have access to Building Control Divisions' records which may provide a location of a clean-out as well. If a clean-out exists, we may be able to provide information on its location and size.
A private drain connection cleanout drawing can be viewed by referencing the
city’s standard drawing specifications (SW 6.3).
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Why is it important to find out where the blockage is located?
If the blockage is located in the portion of the drain referred to as the
building sewer, your own private drainage contractor or plumber can excavate to
repair or replace the drain. A plumbing permit would be required from the
Building Control Division and information regarding Plumbing Permits can be
obtained by calling 519-661-4555. If the blockage is located in the portion of
the drain referred to as the PDC, the City is the only authority allowed under
by-law to perform the work on a PDC serving single detached, semi-detached and
duplex dwelling units. Under this scenario, the City's PDC subsidy program will
apply. Determining the location of the blockage is the property owner's
responsibility. The City does not perform work on PDC’s for owners of properties
that are not single detached, semi-detached or duplex dwellings except during
construction (see Q & A: What happens to the PDCs during construction projects?)
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Why do I have to report drain problems to the City?
Property owners are required to report all PDC back ups. Your PDC backups could cause damage to the main sewer system and other dwellings. Keeping track of property owner situations helps City staff maintain a working and safe sewer system.
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How does the City's PDC subsidy program work?
If the homeowner
wishes to have the PDC replaced (a repair will have the same charge to the
homeowner as a replacement) the cost is $5,000. The actual cost for City forces
to replace or repair or replace a PDC in the City of London is typically in the
range of $7,500 to $15,000 with the average cost in 2010 being $10,000. The
$5,000 represents half of this average cost (a subsidy of 50%).
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What happens to the PDCs during construction projects?
If the City has a
planned construction project on your street, you may be eligible for reduced
cost to replace your PDC at the time of construction. The City recognizes that
it is less expensive to replace PDCs when a street is under construction and
underground infrastructure is being installed. Please note that if the City is
working only on surface works (i.e. paving), PDCs are not replaced. For this
case, any owners of single detached, semi-detached or duplex dwellings
requesting a PDC replacement pays the subsidized rate of $5,000 which represents 50% of the average cost. In general, the City
has a different rate structure based on zoning and the extent of construction.
For single detached, semi-detached or duplex dwellings, if the City is
installing underground infrastructure, but not the sewer that your PDC connects
to, and your PDC is within the excavated area, then at your request the City
will replace your PDC at a subsidized rate of $2,400. If an owner wishes to extend the PDC replacement to the property
line, a subsidized rate of $2,000 will be applied.
If the owner does not get their PDC replaced or extended as part of the
construction project any future repair or replacement of the remaining pipe is
charged at the 50% subsidized cost of $5,000. Similarly, owners who want a new PDC installed will pay $2,000 when it is in conjunction with the construction of
a sewer main.
For properties that are not single detached, semi-detached or duplex dwellings
(i.e. multi-family, commercial etc.), for the same scenarios described above the
charges are $5,000, $4,000, respectively. Owners who
want a new PDC installed will pay $4,000 when it is in conjunction with the
construction of a sewer main.
More information will be provided to the homeowners prior to construction with
regards to what scenario applies and the applied costs. For a complete listing
of scenarios regarding reconstructing PDC’s during construction projects please
see City By-Law WM-26. To see the appropriate and current charges for each scenario please
see the City’s Sewer System Fees & Charges By-Law WM-26.
Please note that fees listed above are current to August 2011.
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What would the impact be of creating
a 100% subsidy?
Property owners
requiring PDC work would not be charged but every taxpayer would have increased
sewer rates. There are approximately 90,000 applicable residential dwellings in
London and the average PDC lifespan is 90 years. Therefore, under average
conditions, the City should be replacing 1000 PDCs per year at an approximate
cost of $11 million. Currently the City is replacing 30 to 35 PDCs at a cost of
approximately $200k to the City with an equal amount borne by all the homeowners
who have their PDCs replaced. Even under the current policy, as the number of
PDC replacements increase the City will be required to increase its sources of
funding over time to cover the increased costs for its share of the works.
If there was a 100% subsidy the City's costs would increase significantly in a
short period of time. For example, if only 500 PDC's are replaced in a year, the
increased cost to the City would be would be $5.3 million or a $5 per month
increase on the average sewer bill which is equivalent to approximately a 15%
increase in rates. If the City replaced 1000 PDC's per year, the increased cost
to the City would be $10.8 million per year or $10 per month on the average
sewer bill which is equivalent to approximately a 30% increase in rates (above
calculations based on 2007 averages). These
increases in rates would be over and above increases that are needed to move the
system to sustainability.
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Who fixes the PDC?
The City repairs and/or replaces all PDCs on City property that originate
from single detached or semi-detached and duplex dwellings. This is done so all
homeowners of these types of homes are treated equally in the City of London
regardless of the depth of the excavation or type of road or width of road as
explained above. After the $5,000 payment is made or the payment program is
approved, the City will undertake all activities on public property including;
digging the hole and replacing the PDC to the property line, connecting to the
building sewer, filling in the hole, restoring the topsoil, placing hydroseed on
the soil, repairing any concrete items such as the sidewalk, curb or gutter, and
repairing the driveway with comparable materials. The City cannot guarantee that
by replacing the PDC the blockage has been removed, as it is the property
owner's responsibility to ensure that the location of the blockage has been
correctly identified. If a blockage occurs, it is suggested that the homeowner
uses, or arranges to have his plumber use, steel sewer rods with appropriate
sized cutter on the end to accurately determine the location of the blockage and
to assure themselves the blockage cannot be cleared from private property.
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Is there a guarantee on the City's work?
When the City repairs or replaces the PDC, it guarantees the PDC for 20 years against failures due to faulty workmanship or materials. If a failure occurs within the 20 year period the owner must demonstrate through rodding, in accordance with the City's requirements, that the failure is in the PDC. The City will repair or replace the PDC as appropriate and reimburse the owner for the cost of the rodding.
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Where do I
make payment or apply for the payment program if the PDC work is in conjunction
with a City project?
Information will be
provided to the homeowner about 3-6 months in advance of construction project.
An agreement will be made with each homeowner who wishes to participate. Terms
are discussed in the agreement, noting there is an option to pay in cash or
added to the tax roll over a ten year period.
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Where do I
make payment or apply for the payment program if the PDC work is NOT in
conjunction with a City project?
Step 1: Contact
519-661-4570 for all PDC subsidy details. Details can be provided over the
phone, sent by fax transmission or sent electronically.
Step 2: Original documentation must be signed and delivered to London City
Hall, 300 Dufferin Avenue, 8th Floor, Environmental Programs and Customer
Relations Division
Note that the homeowner has the option of paying for the PDC replacement upfront
or arranging to have the charge, along with an administrative fee, added to the
tax roll over a ten year period. If the tax roll option is chosen an interest
rate is included and is set based on the year the work takes place. Work on the
PDC will not take place until signed documentation has been received by the
City.
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What if the blockage or damage is under private property?
If the blockage is under private property the owner is responsible for having repairs done on the private property portion of the drain. However, before doing any work, it is important that you contact the City at 519-661-4570 during regular business hours or 519-661-4965 after hours and report any problems with your drain.
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