August 17, 2025 • 29 mins
Dean takes your calls and tackles real-life home dilemmas. He offers advice to a homeowner weighing the pros and cons of restoring a property to its original style versus relying on an assessor for resale. Dean also breaks down tricky property line concerns and offers clarity. Later, he dives into the world of e-pipes—what they are, how they work, and whether they're a smart choice for your home. Finally, a curious caller asks about steaming a room: Dean explores the risks, code issues, and how moisture, air flow, and mold can make or break your indoor environment.
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Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Speaker 1 (00:00):
KFI AM six forty. You're listening to Dean Sharp the
house Whisper on demand on the iHeartRadio app. Custom home Builder,
Custom Home Designer, and your Guide to better understanding that
place where you live. Welcome to the program. It is
a privilege and a pleasure to spend time with you
(00:20):
talking about that all important place your home. Today on
the show, we are having a discussion about design, design
mattering most and I am making this argument in ten steps,
ten reasons why my goal is to convince you at
the end or by the end, I should say that
(00:41):
you don't approach that next major remodel or that bathroom
redo or whatever without the aid of design in your
pocket as you move forward. Now, I'm not just talking
about this idea or that idea that you clipped out
of a magazine or you're downloaded from an Internet page.
But I'm talking about professional vice along the way. You're like, ah, Dean,
(01:02):
come on, you're just adding to the cost of things.
Speaker 2 (01:05):
No, I'm not. No, I am not.
Speaker 1 (01:08):
You're going to pay for it one way or the other,
my friend, And so I want you to pay for
it consciously along the way and improve the allocation of
all the other funds so that you get more bang
for the buck. So all right, we're going to return
to that conversation. But it is the top of the
hour right here in the middle of the show, which
means it's time to go to the phones. And by
(01:29):
the way, there's still room for you on the board
as well. The number to reach me eight three to
three two Ask Dean eight three to three the numeral
to ask Dean give us a call. Anything you want
to talk about regarding your home doesn't have to be
about design mattering most and probably it won't be. So
you get to set the agenda when it comes to
the calls. And so let's dive in. I want to
(01:50):
talk to Steve. Hey, Steve, welcome home.
Speaker 3 (01:54):
How you doing Dean? The question is dead. Mom years
ago bought two houses side by side. Dad was a mechanic.
His side hustle was six and cars, so on the
weekends he would fix cars. He built a big garage
in the back of the house, changed the property line
since he owned the house next door, took about eight
(02:16):
feet of their sideyard, pushed his driveway bigger so he
could drive the cars back to the back garage. Now
they both laughed us. And I'm wondering, could I have
that reassessed by a Los Angeles County assessor or do
I have to put the property lines back the way
they were?
Speaker 2 (02:34):
Are you thinking about selling one of the houses and
keeping the other?
Speaker 3 (02:38):
Are we're gonna knowpe? We're selling them both?
Speaker 2 (02:41):
Oh? Are you gonna sell them both? Okay? I got you?
Speaker 1 (02:43):
Uh so, Dad, Dad moved the He didn't move the
property line.
Speaker 2 (02:46):
He just moved the fence.
Speaker 3 (02:48):
Just move the fence back. In the seventies, they didn't
think about regulations.
Speaker 1 (02:55):
Right, yeah, and not that it didn't move the right
so the garage didn't get shifted to a different position.
Speaker 3 (03:04):
So I did so. This small, little fifteen hundred square
foot house had a front garage in the very front
of the house for a one car garage. He built
on the side of that, built a fifteen foot driveway,
put a big fence up, and then built another garage,
a three car garage behind the house and like an ADU, right,
(03:26):
but a garage where he had a lift and everything
to the cars. And that's where the house sits. That
garage sets right on the property line. If I had to,
I could put the wall back up against up against
that garage and get the exact same property line, but
I lose half my driveway and half to the fence.
Speaker 2 (03:45):
I got you, all right. Rather, I'm with you.
Speaker 1 (03:47):
I'm with you. I'm with you, brother, okay. So so
here it is.
Speaker 2 (03:51):
Are you ready? Are you ready?
Speaker 3 (03:53):
I am?
Speaker 1 (03:54):
I am okay. My answer is I have no idea. Yeah,
and here's why, here's why. Here's why. And by the way,
saying I have no ideas not a no, it's not
a no. Okay, it's just this.
Speaker 3 (04:10):
Uh.
Speaker 1 (04:11):
The the issue of where property lines go, okay, is
something that can be liquid depending on you know, the
jurisdiction that you live in, where the houses are located,
what the city's rule for lot size is, all these
kinds of things. It's not the tax assessor that you
(04:31):
call out, uh. It is going down to building and say,
going down to city hall talking to the planning department, okay,
and laying out for them the scenario because it is
the city that has to approve the property line move. Okay,
And it has happened, and it does happen all the time.
And also probably just as frequently, if not maybe a
(04:53):
little bit more so frequently such things get denied. So
you've got kind of a two level thing going on.
One is, you're hoping you can just lock in everything
as it is so you don't have to change a
thing and make any tweaks. Secondarily to that, though, you're
hoping that if they make you put the property line
or keep it where it really is, that you're not
(05:15):
gonna have to move the garage five feet away from it,
you know, and make a five foot setback from the
property or whatever that your city's right, you know setback
is So you got kind of a two layer thing
that you're hoping for. You're not looking for the third
case scenario, which the city is like, Nope, property line
stays where it is and that structure has to be
(05:35):
five feet away from it, because you know, we all
know that's not a pretty thought. So but the key is, yeah,
you're gonna have to talk to the planning department and
you're going to have to get planning approval or a
property line move or a property line amendment for your
lot and the things that stand in the way. It
doesn't just it's not just the fact that hey, hey,
(05:56):
I own both properties. It shouldn't be a problem. Well,
you can imagine the extreme scenario. Let's say you've owned
two lots. They're both sixty feet wide, and because you
own both lots and they're adjoining, you decide to make
one lot. You know, see sixty feet sixty feet it's
one hundred and twenty. You decide to make one lot
one hundred and ten feet wide and the second lot
(06:17):
ten feet wide.
Speaker 2 (06:18):
You know, the.
Speaker 1 (06:19):
City's going to be like, no, no, that doesn't work.
Almost every city in jurisdiction i'm aware of has a
minimum lot size for each neighborhood. Okay, so that's going
to be a factor that planning is going to look at, like,
is is the smaller lot? Is it still managed to
make the minimum lot size? And so on and so
(06:39):
so there's a lot of questions. But they're the ones
who are going to tell you whether or not this
is going to happen. And so that's why I can't
tell you. That's why I have to say I have
no idea. So you got to put together your information, maybe,
you know, draw up a little site plan sketch for them,
just to at least introduce the concept at the counter.
When you go down and talk to planning, and you
(07:01):
got to start the conversation there with them and hopefully
for your sake, they're like, oh, yeah, you know, we
think we can do that because it still satisfies all
the other requirements.
Speaker 2 (07:12):
But that's where you got to go, my friend.
Speaker 3 (07:14):
I appreciate that. That give me a direction to go.
Thank you guys, Sure you have a good day.
Speaker 1 (07:19):
Thank you, Steve, Thank you great question and good luck.
Good luck with that all right, when we return more
of your calls your Home with Dean Sharp the House Whispers.
Speaker 4 (07:30):
You're listening to Home with Dean Sharp on demand from
KFI AM six forty.
Speaker 1 (07:35):
Here to help you take your home to the next level.
That's what we're all about here every weekend, telling you
how to turn your ordinary house into an extraordinary home.
We're talking about why design matters most. Today I'm giving
you ten reasons why design matters most because I want
to continue as I have for years, continue to inject
(07:59):
into your mind the idea that design good design dare isay,
professional design should and could make all the difference in
that remodel or that new build that you're planning. So
I want you to really really think it through, because
it's not been inculturated into mainstream homeowner culture. But it
(08:24):
should because it makes all the difference. So we're going
to get back to that conversation in just a bit
right now, though, right here in the center of the show.
As we do, we're taking your calls about anything you
want to talk about, and I want to talk to
Sandy Ay. Sandy, welcome home.
Speaker 5 (08:41):
Thank you, Jean. My question concerns E pipes and just
a little history. My house was built in the late
eighties and I've had it sincerely nineties, and in the
last ten years, I've had three different different pinhole leaks
in copper pipes, the last one occurring about a month ago.
(09:07):
So somebody told me about E pipe and I was
wondering your thoughts and costs on pipe.
Speaker 1 (09:17):
Okay, very good question. Now, just to distinguish this E
pipe for everybody who's listening, an E pipe is not
something that you smoke, not the one that we're talking about. Actually,
it is something you smoke, but it's E the thing
that you smoke the like an E cigarette. Like an
E pipe is E dash pipe, okay, And this is
(09:39):
a different procedure for the you know, for the construction world.
It's E pipe with no dash in between. It's just
ep i pe okay. And it describes not a not
a pipe product, but a process by which we can
restore aging out pipes, whether they're sewer pipes or in
(10:03):
Sandy's case, you know, copper pipes that are way past
their due date for efficacy in the house. And yes,
it's a thing I know everybody was told when back
in the eighties and nineties. Oh you know, we've piped
this house with copper. It's all copper piping, thick wall,
(10:24):
copper piping. That's for life. Yeah, no, no, it's not.
We now in the industry we give copper piping a
twenty to twenty five year lifespan before it has to
be changed out or something has to be done to it.
And that's not because it gets damaged from the outside.
It's because literally hard water conditions, various chemicals in the
(10:47):
water can basically just start eating through. And that's what
Sandy's experiencing. She's experiencing leaks in her home from pitting, pitting,
which is just all of a sudden, for no reason whatsoever,
she wakes up one morning and a pinhole leak has
occurred from the inside of the copper pipe out and
(11:07):
now you know water is coming out, So what do
you do about that? Well, there are only two resolutions
to the problem, sandy repiping, and now a second option
is E piping. Okay, what is E pipe? We all
know what a repipe is. That's when a plumber comes
in and bypasses all those water lines that are old
(11:28):
and failing and just brings new water lines in and
throughout the house. And these days with PEX piping and
the like, it's easier than ever. And those are very
very long term resolutions, but there can be a little
destruction of you know, some dry wall here and there,
and you know some other issues like that. E piping
(11:51):
is using what you got as a structural shell, because
the assumption is that you know, for by and large
the copper pipe is still intact and holding together well enough.
And what does the E mean. The E in E
pipe stands for epoxy And it is a process by
which number one, the pipes. There's kind of a three
(12:14):
stage process that this is done. Number one, they drain
all the water out of the pipes in your house
and shut all the water down, drain it all out.
Then there's a process by which they hook onto the
pipes in multiple locations. They blow warm air through the
pipes and they completely dry them out, not just drain them,
but dry them from the inside. Step two is that
(12:37):
they are actually going to use a little bit of
sand and high pressure air and essentially lightly sand blast
the inside of those pipes in order to work up
a kind of prime the surface to grip onto the epoxy.
And then number three is that we blow epoxy through
the lines and it becomes an interior liner that can't
(13:00):
be pitted or eaten through, and it's kind of a
pipe inside a pipe. Now I want to explain that,
Sandy a little bit more, Okay, and I'm up against
a break, so I'm going to pop you on hold,
and when we come back, I will finish out this explanation.
Your Home with Dean Sharp the house was bru.
Speaker 4 (13:17):
You're listening to Home with Dean Sharp on demand from
KFI AM six forty.
Speaker 1 (13:22):
Here to transform your ordinary house into an extraordinary home.
That's what we help you do every single week. Here
on the program, we're actually talking about design mattering most.
I'm giving you ten reasons why design matters most. That's
our topic for the day. But we're right in the
middle of going to the phones, as we do middle
of the show every single week, and I have Sandy
(13:46):
on the line. Let me make sure I didn't hang
up on her. Sandy is still with me. I'm still here, Okay,
thanks for hanging on. I wanted to just give Sandy's
question a as thorough and answer as possible because so
many people in counter this and so it's useful information
for a lot of us. So Sandy's got a home
that was built in the eighties and she's lived in
(14:09):
it since the early nineties, and it's copper piped home. Now,
I didn't even ask you, Sandy, are the pipes are
some of the waterlines under the slab in your home?
Speaker 2 (14:18):
Or are they all overhead? None under the slab, No, No,
of the side.
Speaker 1 (14:24):
Okay, that's great news actually, but yeah, okay, So, unbeknownst
to a lot of folks, copper piping is not forever.
We now know, we've learned this. We used to say
it's forever. That was a mistake. We now know that
copper piping has a twenty to twenty five year lifespan.
If you're if you've got longer than that in your house,
(14:45):
you know you are fortunate. But without being damaged from
the X from the outside. From the exterior, copper pipes
can just wear out on the inside. They start pitting
and pinhole leaks start forming. And then you have two choice.
Is to repipe the house, which means brand new lines
drawn in and the old ones are abandoned. They're not
(15:07):
torn out, they're just abandoned, uh, and or to e
pipe the house, meaning that we blow epoxy inside the
copper lines and that epoxy becomes a new coding on
the inside and it seals up the pitting. It resolves
the pitting problem and basically, you know, gives new life
(15:27):
to the system. So the question is which is less
expensive and which way should you go? Well, first of all,
let me just say they're both viable options. Okay, E
pipe the e pipe the epoxy process, as long as
it is being done sandy by a company that guarantees
their work, guarantees the success of their work, and who
(15:50):
is very, very experienced in the process.
Speaker 2 (15:53):
A right.
Speaker 1 (15:53):
We don't want a guy who just started his plumbing
company and it's like, oh yeah, we just started this
whole epoxy thing job. I would be like, no, no,
let's move on to somebody else, because it can be
screwed up if the pressure isn't right, if it's not
applied properly. Sometimes epoxy can clog the line, and that's
(16:14):
a whole deal. Unto itself. It doesn't happen very often,
but just FYI, it has happened. So you want a guarantee,
a warranty, and you want a company that does this
with experience. However, if you just call one of these
companies that do this primarily, then of course you know
they're going to tell you this is the way to go,
because they're like, well, we don't have to touch any
(16:35):
drywall in the house.
Speaker 2 (16:36):
We don't have to, you know.
Speaker 1 (16:37):
In other words, everything's going to be clean, and you're
just gonna just let us in for a day, and
when when we're all done, you can have your pipes
back and there are no leaks. And that is true.
But the question is which is better, Well, they will
both accomplish in the end the same result. The question
of which one is less expensive and easier and more
(17:01):
convenient for you. Ultimately, I can't answer that question because
every house is different, every attic condition is different, every
piping access is different, and because of that, My advice
to you is that you should get bids, multiple bids
on both processes, so that you will know. Hey, I've
(17:21):
had three plumbers who do repiping. They've all given me
a price, and you know it's generally, you know, right
around this area. So I know it's X amount of
dollars to repipe my home. And I've had a couple
of e piping companies come out and they've given me
this price. So now I know that my house will
cost this if I repipe, and this if I E pipe,
(17:41):
and I will be able to make the informed decision.
But this all comes down to multiple bids because your
house is unique in its own way, and there's no
standard out there, like, oh, epiping costs this much perlinear foot,
whereas repiping costs that. I can't quote you on that
because that's not the way it's figured. Uh, it's about
(18:02):
access and labor and so on. So the best thing
you can do, Sandy is just you know the The
two things I can tell you is that e piping
is an entirely acceptable procedure. It's code approved, it's a
proven procedure. Okay, But as to whether it's going to
be the best for your wallet. Uh, that's something that
(18:24):
only you will find out after you've had it bid
both ways and not bid both ways by the same
company because they have a bias which way they'd like
to do it, but bid by multiple you know, vetted
reputable plumbing companies, some who do repiping as their specialty,
others who do the E piping. And then you'll know
does that make sense?
Speaker 5 (18:45):
That makes sense? And with the E pipe, the water
pressure should be fine, right, Oh.
Speaker 1 (18:52):
He has no effect on water pressure whatsoever. Water pressure
is what it is, whether it's running through uh, you know,
the epoxy, whether it's running through the epoxy. It's a
very very smooth interior surface. I mean, it's going to
be like a new pipe on the inside, so it
doesn't affect water pressure. You're good to go either way.
You're going to be good to go either way.
Speaker 2 (19:12):
You should.
Speaker 1 (19:12):
You should in the end when if each process is
done properly, you should in the end get the exact
same results. There will likely be a little bit of
dry wall work with the repiping. That won't be the
case with the E pipe. But I mean, if I
had to guess blindly, I'd say that a repipe might
(19:34):
generally maybe eighty percent of the time, be less expensive
than e pipe. Okay, And as a result, you probably
won't care about the dry wall work because they're going
to take care of that and it's built into the
costs and so no big deal. So that's why you've
got to compare it both ways, if that makes sense.
Speaker 5 (19:52):
Okay, And just one last question, I could get quotes
for both copper and another kind of pipe called pecks.
Speaker 2 (20:03):
You could.
Speaker 1 (20:04):
You could get quotes for copper and pecks. Pecks is
going to be less expensive, and it'd be my choice, actually,
I mean whenever. I love pecks, Okay. I have tested it,
proven it, We've used it in I don't know countless projects.
I have it in my own home. PEX has this
advantage of it's a thicker walled pipe than copper. It
(20:25):
lasts longer than copper.
Speaker 2 (20:27):
We know this.
Speaker 1 (20:28):
And it comes in five hundred foot rolls, which means
quite often we can run an entire run of pecks
from the water source like the water heater, all the
way to the hot water at the sink and the
faucet without necessarily putting any joints or unions or elbows
in place, which means the fewer connection points there are,
(20:50):
the fewer fittings there are on a pipe from point
A to point B, the less opportunity there is to leak,
because beyond just regular pitting and where out typically leaks
on pipes form around the joints, the unions and the fittings,
And with pecks you can go virtually fittingless from end
(21:13):
to end, if that makes sense. So there's in my
opinion at least, there's a lot of advantages for using
the pecks. So yes, you can have it bid out
both ways.
Speaker 5 (21:23):
Okay, well, I so appreciate the info.
Speaker 1 (21:26):
All right, Sandy, good luck on that project. Just you
take charge. You be the producer of your project. You're
the boss. And take the time. I'm going to talk
about that a little later in the show. Here, take
the time that you've got to make sure you get
all those bids together. First, that's your work, and then
once you pick the right person, then it's their work
(21:48):
to get it done. But your work up front is
to find the right person and the right process. And
just so just pump the brakes a little bit, take
some time and get bids on both sides of the
and good quality bids. From reputable plumbing contractors. You'll know,
you'll know for your house which way to go. All right, All,
(22:09):
when we come back, let's go back to the phones.
Your Home with Dean Sharp, the House Whisper.
Speaker 4 (22:14):
You're listening to Home with Dean Sharp on demand from
KFI AM six forty.
Speaker 1 (22:19):
Here to remind you every week that when it comes
to transforming your home, design matters most. We're especially talking
about that today because that's the topic of the show,
Ten reasons why design Matters Most. And I'm going to
be getting back to that in just a few minutes
right at the top of the hour. But we're in
mid show, which means we're taking calls, and I'm going
(22:40):
to go back to the phones. Get in at least
one more call before we're out of here with calls.
Let's talk to Kevin. Hey, Kevin, welcome home. Hello, How
are you doing? My friend? How can I help you?
Speaker 6 (22:56):
Okay, I've got a cabin up to that's a house
up in rightwood, six feet and this morning when I
woke up, the outside committee was twenty one percent and
then the house was twelve. And I'm wondering if I
could vent my bathrooms the same from the showers into
the house.
Speaker 1 (23:18):
Okay, So what kind of cabin are we talking about?
We have we got normal drywall rooms. Are we vaulted ceilings?
Is it a log cabin? Is its standard frame cabin.
Speaker 6 (23:30):
I know that it has drywall, and it's basically two stories,
but the top story is just stores, just a it's
a twelve twelve roof, so it's basically useless up there.
Speaker 2 (23:44):
Okay.
Speaker 7 (23:44):
And and why are we wanting why are we wanting
to why are we wanting to vent the steam from
the shower into the house.
Speaker 6 (23:55):
To raise the humidity in the house, Because especially in
the winter, when I heat it with wood burning stove,
the humidity goes. It's always in the teams, it's twelve
to day and it even drops below the team sometimes.
And it seems condraproductive to run a humidifire and then
vent the steam out of the house.
Speaker 2 (24:18):
I got you.
Speaker 1 (24:19):
Well, you know, the concern about steam inside a house
is always about you know, adding mold or mildew, potential growths.
But when you are already in a very you know,
thinner air, low humidity environment, it's likely not going to
you know, exacerbate the problem. And so I'm not going
(24:42):
to tell you one way or the other. I will
tell you that it's not code to, you know, to
intentionally vent steam from a bathroom into a house. That's
why bathrooms have exhaust fans in them. No, it's not
just the smells coming from the toilet. It's the idea
is that we're taking that moist air and getting it
outside as opposed to letting it build up inside. But
(25:05):
quite often, you know, I would say maybe seventy percent
of the bathrooms you know, in the United States don't
have that exhaust fan running while people are talking taking
you know, hot, heavy, steamy showers anyway, So you know,
I don't think it's really such a critical code issue.
(25:26):
Now for some homes, especially brand new homes that are
so air sealed, and in certain climates and environments, it
has become key to the whole process of bringing in
outside air. You actually mechanically have to vent outside air
into a bathroom area or into the house and mechanically
remove the moist air because otherwise it creates a vacuum
(25:49):
the house is so well sealed. But I think in
your situation, you should try it out. You should just
try it out. In other words, you know, maybe run
it for a while, run those showers without the vents on,
and see if it gives you problem, if you don't
end up with excessive mold or mildew issues inside the bathroom,
and it helps not to you know, supplement with you know,
(26:12):
you don't have to turn around and get a humidifier
going in the house because of the woodstove and all
of that. I get it, I totally get it. I
just don't want to give you a blanket recommendation that
goes against code. But I would say, you know, it's
your home, experiment with it, and just to just keep
an eye on it.
Speaker 6 (26:30):
Yeah. Well, this house, when I moved in thirty years ago,
it was vented straight down between the studs and out
the bottom of the house underneath the house, in the
call space. And that didn't seem right for a bunch
of different reasons, so I removed those from both bathrooms
and now it's just no vents whatsoever and no no
(26:50):
windows whatsoever.
Speaker 1 (26:52):
So yeah, so yeah, so that's not a that's that
is a code violation. But you know when I when
I say that, I just mean in terms of, like,
you couldn't build a remodel that way. And have no
window and no mechanical vent leading out of a bathroom.
It's just not the way the code works. But again,
if if you find that you're having some success and
(27:15):
you're by the way getting rid of the vent that
pushed it down the wall cavity and into the crawl space,
excellent idea. That was not the right move either. So yeah,
so I'm just telling you right now, keV that that
technically speaking, there should be an exhaust fan or window
or both. But you are looking to solve a humidity
(27:38):
problem in the rest of the house, and as long
as the build up of moisture inside that bathroom again
isn't giving you paint peeling and mildew or mold build up.
You know, if you're getting the right kind of airflow
in there, then you know what, give it a shot.
I'm open to creative solutions in the real world and
(27:59):
not everything fall you know, on the building code at
the end, especially when this is not a fundamental safety issue.
All right, We're just talking about the moisture that you
could use elsewhere. So I don't know how much money
I would invest in that experiment. I think I might
just try, like keeping the bathroom door open at first
and seeing how that works out before I intentionally mechanically
(28:21):
vent that stuff elsewhere in the house. But you know what,
it's a it's a creative thought, and I do understand
the situation. Spend a lot of time in houses and
cabins up above six thousand feet. The air is thinner,
the air is drier. It's just the way it is,
and so it may be a way of avoiding stepping
(28:44):
up to a humidifier. It may not be, but it's
an interesting thought. So let me know how it goes. Okay,
I just wouldn't over commit to the process. If it's
an experiment, leave it at that, leave it kind of
in a prototype phase until you absolutely know for sure
you're not gonna be doing any undue damage to the
bathroom Marriott. All right, my friends, when we come back,
(29:05):
we're gonna get back to ten reasons why design matters most.
You are Home with Dean Sharp, the House Whisper. This
has been Home with Dean Sharp, the House Whisper. Tune
into the live broadcast on KFI AM six forty every
Saturday morning from six to eight Pacific time, and every
Sunday morning from nine to noon Pacific time or anytime
(29:28):
on demand on the iHeartRadio app.
KFI AM six forty. You're listening to Dean Sharp the
house Whisper on demand on the iHeartRadio app. Custom home Builder,
Custom Home Designer, and your Guide to better understanding that
place where you live. Welcome to the program. It is
a privilege and a pleasure to spend time with you
(00:20):
talking about that all important place your home. Today on
the show, we are having a discussion about design, design
mattering most and I am making this argument in ten steps,
ten reasons why my goal is to convince you at
the end or by the end, I should say that
(00:41):
you don't approach that next major remodel or that bathroom
redo or whatever without the aid of design in your
pocket as you move forward. Now, I'm not just talking
about this idea or that idea that you clipped out
of a magazine or you're downloaded from an Internet page.
But I'm talking about professional vice along the way. You're like, ah, Dean,
(01:02):
come on, you're just adding to the cost of things.
Speaker 2 (01:05):
No, I'm not. No, I am not.
Speaker 1 (01:08):
You're going to pay for it one way or the other,
my friend, And so I want you to pay for
it consciously along the way and improve the allocation of
all the other funds so that you get more bang
for the buck. So all right, we're going to return
to that conversation. But it is the top of the
hour right here in the middle of the show, which
means it's time to go to the phones. And by
(01:29):
the way, there's still room for you on the board
as well. The number to reach me eight three to
three two Ask Dean eight three to three the numeral
to ask Dean give us a call. Anything you want
to talk about regarding your home doesn't have to be
about design mattering most and probably it won't be. So
you get to set the agenda when it comes to
the calls. And so let's dive in. I want to
(01:50):
talk to Steve. Hey, Steve, welcome home.
Speaker 3 (01:54):
How you doing Dean? The question is dead. Mom years
ago bought two houses side by side. Dad was a mechanic.
His side hustle was six and cars, so on the
weekends he would fix cars. He built a big garage
in the back of the house, changed the property line
since he owned the house next door, took about eight
(02:16):
feet of their sideyard, pushed his driveway bigger so he
could drive the cars back to the back garage. Now
they both laughed us. And I'm wondering, could I have
that reassessed by a Los Angeles County assessor or do
I have to put the property lines back the way
they were?
Speaker 2 (02:34):
Are you thinking about selling one of the houses and
keeping the other?
Speaker 3 (02:38):
Are we're gonna knowpe? We're selling them both?
Speaker 2 (02:41):
Oh? Are you gonna sell them both? Okay? I got you?
Speaker 1 (02:43):
Uh so, Dad, Dad moved the He didn't move the
property line.
Speaker 2 (02:46):
He just moved the fence.
Speaker 3 (02:48):
Just move the fence back. In the seventies, they didn't
think about regulations.
Speaker 1 (02:55):
Right, yeah, and not that it didn't move the right
so the garage didn't get shifted to a different position.
Speaker 3 (03:04):
So I did so. This small, little fifteen hundred square
foot house had a front garage in the very front
of the house for a one car garage. He built
on the side of that, built a fifteen foot driveway,
put a big fence up, and then built another garage,
a three car garage behind the house and like an ADU, right,
(03:26):
but a garage where he had a lift and everything
to the cars. And that's where the house sits. That
garage sets right on the property line. If I had to,
I could put the wall back up against up against
that garage and get the exact same property line, but
I lose half my driveway and half to the fence.
Speaker 2 (03:45):
I got you, all right. Rather, I'm with you.
Speaker 1 (03:47):
I'm with you. I'm with you, brother, okay. So so
here it is.
Speaker 2 (03:51):
Are you ready? Are you ready?
Speaker 3 (03:53):
I am?
Speaker 1 (03:54):
I am okay. My answer is I have no idea. Yeah,
and here's why, here's why. Here's why. And by the way,
saying I have no ideas not a no, it's not
a no. Okay, it's just this.
Speaker 3 (04:10):
Uh.
Speaker 1 (04:11):
The the issue of where property lines go, okay, is
something that can be liquid depending on you know, the
jurisdiction that you live in, where the houses are located,
what the city's rule for lot size is, all these
kinds of things. It's not the tax assessor that you
(04:31):
call out, uh. It is going down to building and say,
going down to city hall talking to the planning department, okay,
and laying out for them the scenario because it is
the city that has to approve the property line move. Okay,
And it has happened, and it does happen all the time.
And also probably just as frequently, if not maybe a
(04:53):
little bit more so frequently such things get denied. So
you've got kind of a two level thing going on.
One is, you're hoping you can just lock in everything
as it is so you don't have to change a
thing and make any tweaks. Secondarily to that, though, you're
hoping that if they make you put the property line
or keep it where it really is, that you're not
(05:15):
gonna have to move the garage five feet away from it,
you know, and make a five foot setback from the
property or whatever that your city's right, you know setback
is So you got kind of a two layer thing
that you're hoping for. You're not looking for the third
case scenario, which the city is like, Nope, property line
stays where it is and that structure has to be
(05:35):
five feet away from it, because you know, we all
know that's not a pretty thought. So but the key is, yeah,
you're gonna have to talk to the planning department and
you're going to have to get planning approval or a
property line move or a property line amendment for your
lot and the things that stand in the way. It
doesn't just it's not just the fact that hey, hey,
(05:56):
I own both properties. It shouldn't be a problem. Well,
you can imagine the extreme scenario. Let's say you've owned
two lots. They're both sixty feet wide, and because you
own both lots and they're adjoining, you decide to make
one lot. You know, see sixty feet sixty feet it's
one hundred and twenty. You decide to make one lot
one hundred and ten feet wide and the second lot
(06:17):
ten feet wide.
Speaker 2 (06:18):
You know, the.
Speaker 1 (06:19):
City's going to be like, no, no, that doesn't work.
Almost every city in jurisdiction i'm aware of has a
minimum lot size for each neighborhood. Okay, so that's going
to be a factor that planning is going to look at, like,
is is the smaller lot? Is it still managed to
make the minimum lot size? And so on and so
(06:39):
so there's a lot of questions. But they're the ones
who are going to tell you whether or not this
is going to happen. And so that's why I can't
tell you. That's why I have to say I have
no idea. So you got to put together your information, maybe,
you know, draw up a little site plan sketch for them,
just to at least introduce the concept at the counter.
When you go down and talk to planning, and you
(07:01):
got to start the conversation there with them and hopefully
for your sake, they're like, oh, yeah, you know, we
think we can do that because it still satisfies all
the other requirements.
Speaker 2 (07:12):
But that's where you got to go, my friend.
Speaker 3 (07:14):
I appreciate that. That give me a direction to go.
Thank you guys, Sure you have a good day.
Speaker 1 (07:19):
Thank you, Steve, Thank you great question and good luck.
Good luck with that all right, when we return more
of your calls your Home with Dean Sharp the House Whispers.
Speaker 4 (07:30):
You're listening to Home with Dean Sharp on demand from
KFI AM six forty.
Speaker 1 (07:35):
Here to help you take your home to the next level.
That's what we're all about here every weekend, telling you
how to turn your ordinary house into an extraordinary home.
We're talking about why design matters most. Today I'm giving
you ten reasons why design matters most because I want
to continue as I have for years, continue to inject
(07:59):
into your mind the idea that design good design dare isay,
professional design should and could make all the difference in
that remodel or that new build that you're planning. So
I want you to really really think it through, because
it's not been inculturated into mainstream homeowner culture. But it
(08:24):
should because it makes all the difference. So we're going
to get back to that conversation in just a bit
right now, though, right here in the center of the show.
As we do, we're taking your calls about anything you
want to talk about, and I want to talk to
Sandy Ay. Sandy, welcome home.
Speaker 5 (08:41):
Thank you, Jean. My question concerns E pipes and just
a little history. My house was built in the late
eighties and I've had it sincerely nineties, and in the
last ten years, I've had three different different pinhole leaks
in copper pipes, the last one occurring about a month ago.
(09:07):
So somebody told me about E pipe and I was
wondering your thoughts and costs on pipe.
Speaker 1 (09:17):
Okay, very good question. Now, just to distinguish this E
pipe for everybody who's listening, an E pipe is not
something that you smoke, not the one that we're talking about. Actually,
it is something you smoke, but it's E the thing
that you smoke the like an E cigarette. Like an
E pipe is E dash pipe, okay, And this is
(09:39):
a different procedure for the you know, for the construction world.
It's E pipe with no dash in between. It's just
ep i pe okay. And it describes not a not
a pipe product, but a process by which we can
restore aging out pipes, whether they're sewer pipes or in
(10:03):
Sandy's case, you know, copper pipes that are way past
their due date for efficacy in the house. And yes,
it's a thing I know everybody was told when back
in the eighties and nineties. Oh you know, we've piped
this house with copper. It's all copper piping, thick wall,
(10:24):
copper piping. That's for life. Yeah, no, no, it's not.
We now in the industry we give copper piping a
twenty to twenty five year lifespan before it has to
be changed out or something has to be done to it.
And that's not because it gets damaged from the outside.
It's because literally hard water conditions, various chemicals in the
(10:47):
water can basically just start eating through. And that's what
Sandy's experiencing. She's experiencing leaks in her home from pitting, pitting,
which is just all of a sudden, for no reason whatsoever,
she wakes up one morning and a pinhole leak has
occurred from the inside of the copper pipe out and
(11:07):
now you know water is coming out, So what do
you do about that? Well, there are only two resolutions
to the problem, sandy repiping, and now a second option
is E piping. Okay, what is E pipe? We all
know what a repipe is. That's when a plumber comes
in and bypasses all those water lines that are old
(11:28):
and failing and just brings new water lines in and
throughout the house. And these days with PEX piping and
the like, it's easier than ever. And those are very
very long term resolutions, but there can be a little
destruction of you know, some dry wall here and there,
and you know some other issues like that. E piping
(11:51):
is using what you got as a structural shell, because
the assumption is that you know, for by and large
the copper pipe is still intact and holding together well enough.
And what does the E mean. The E in E
pipe stands for epoxy And it is a process by
which number one, the pipes. There's kind of a three
(12:14):
stage process that this is done. Number one, they drain
all the water out of the pipes in your house
and shut all the water down, drain it all out.
Then there's a process by which they hook onto the
pipes in multiple locations. They blow warm air through the
pipes and they completely dry them out, not just drain them,
but dry them from the inside. Step two is that
(12:37):
they are actually going to use a little bit of
sand and high pressure air and essentially lightly sand blast
the inside of those pipes in order to work up
a kind of prime the surface to grip onto the epoxy.
And then number three is that we blow epoxy through
the lines and it becomes an interior liner that can't
(13:00):
be pitted or eaten through, and it's kind of a
pipe inside a pipe. Now I want to explain that,
Sandy a little bit more, Okay, and I'm up against
a break, so I'm going to pop you on hold,
and when we come back, I will finish out this explanation.
Your Home with Dean Sharp the house was bru.
Speaker 4 (13:17):
You're listening to Home with Dean Sharp on demand from
KFI AM six forty.
Speaker 1 (13:22):
Here to transform your ordinary house into an extraordinary home.
That's what we help you do every single week. Here
on the program, we're actually talking about design mattering most.
I'm giving you ten reasons why design matters most. That's
our topic for the day. But we're right in the
middle of going to the phones, as we do middle
of the show every single week, and I have Sandy
(13:46):
on the line. Let me make sure I didn't hang
up on her. Sandy is still with me. I'm still here, Okay,
thanks for hanging on. I wanted to just give Sandy's
question a as thorough and answer as possible because so
many people in counter this and so it's useful information
for a lot of us. So Sandy's got a home
that was built in the eighties and she's lived in
(14:09):
it since the early nineties, and it's copper piped home. Now,
I didn't even ask you, Sandy, are the pipes are
some of the waterlines under the slab in your home?
Speaker 2 (14:18):
Or are they all overhead? None under the slab, No, No,
of the side.
Speaker 1 (14:24):
Okay, that's great news actually, but yeah, okay, So, unbeknownst
to a lot of folks, copper piping is not forever.
We now know, we've learned this. We used to say
it's forever. That was a mistake. We now know that
copper piping has a twenty to twenty five year lifespan.
If you're if you've got longer than that in your house,
(14:45):
you know you are fortunate. But without being damaged from
the X from the outside. From the exterior, copper pipes
can just wear out on the inside. They start pitting
and pinhole leaks start forming. And then you have two choice.
Is to repipe the house, which means brand new lines
drawn in and the old ones are abandoned. They're not
(15:07):
torn out, they're just abandoned, uh, and or to e
pipe the house, meaning that we blow epoxy inside the
copper lines and that epoxy becomes a new coding on
the inside and it seals up the pitting. It resolves
the pitting problem and basically, you know, gives new life
(15:27):
to the system. So the question is which is less
expensive and which way should you go? Well, first of all,
let me just say they're both viable options. Okay, E
pipe the e pipe the epoxy process, as long as
it is being done sandy by a company that guarantees
their work, guarantees the success of their work, and who
(15:50):
is very, very experienced in the process.
Speaker 2 (15:53):
A right.
Speaker 1 (15:53):
We don't want a guy who just started his plumbing
company and it's like, oh yeah, we just started this
whole epoxy thing job. I would be like, no, no,
let's move on to somebody else, because it can be
screwed up if the pressure isn't right, if it's not
applied properly. Sometimes epoxy can clog the line, and that's
(16:14):
a whole deal. Unto itself. It doesn't happen very often,
but just FYI, it has happened. So you want a guarantee,
a warranty, and you want a company that does this
with experience. However, if you just call one of these
companies that do this primarily, then of course you know
they're going to tell you this is the way to go,
because they're like, well, we don't have to touch any
(16:35):
drywall in the house.
Speaker 2 (16:36):
We don't have to, you know.
Speaker 1 (16:37):
In other words, everything's going to be clean, and you're
just gonna just let us in for a day, and
when when we're all done, you can have your pipes
back and there are no leaks. And that is true.
But the question is which is better, Well, they will
both accomplish in the end the same result. The question
of which one is less expensive and easier and more
(17:01):
convenient for you. Ultimately, I can't answer that question because
every house is different, every attic condition is different, every
piping access is different, and because of that, My advice
to you is that you should get bids, multiple bids
on both processes, so that you will know. Hey, I've
(17:21):
had three plumbers who do repiping. They've all given me
a price, and you know it's generally, you know, right
around this area. So I know it's X amount of
dollars to repipe my home. And I've had a couple
of e piping companies come out and they've given me
this price. So now I know that my house will
cost this if I repipe, and this if I E pipe,
(17:41):
and I will be able to make the informed decision.
But this all comes down to multiple bids because your
house is unique in its own way, and there's no
standard out there, like, oh, epiping costs this much perlinear foot,
whereas repiping costs that. I can't quote you on that
because that's not the way it's figured. Uh, it's about
(18:02):
access and labor and so on. So the best thing
you can do, Sandy is just you know the The
two things I can tell you is that e piping
is an entirely acceptable procedure. It's code approved, it's a
proven procedure. Okay, But as to whether it's going to
be the best for your wallet. Uh, that's something that
(18:24):
only you will find out after you've had it bid
both ways and not bid both ways by the same
company because they have a bias which way they'd like
to do it, but bid by multiple you know, vetted
reputable plumbing companies, some who do repiping as their specialty,
others who do the E piping. And then you'll know
does that make sense?
Speaker 5 (18:45):
That makes sense? And with the E pipe, the water
pressure should be fine, right, Oh.
Speaker 1 (18:52):
He has no effect on water pressure whatsoever. Water pressure
is what it is, whether it's running through uh, you know,
the epoxy, whether it's running through the epoxy. It's a
very very smooth interior surface. I mean, it's going to
be like a new pipe on the inside, so it
doesn't affect water pressure. You're good to go either way.
You're going to be good to go either way.
Speaker 2 (19:12):
You should.
Speaker 1 (19:12):
You should in the end when if each process is
done properly, you should in the end get the exact
same results. There will likely be a little bit of
dry wall work with the repiping. That won't be the
case with the E pipe. But I mean, if I
had to guess blindly, I'd say that a repipe might
(19:34):
generally maybe eighty percent of the time, be less expensive
than e pipe. Okay, And as a result, you probably
won't care about the dry wall work because they're going
to take care of that and it's built into the
costs and so no big deal. So that's why you've
got to compare it both ways, if that makes sense.
Speaker 5 (19:52):
Okay, And just one last question, I could get quotes
for both copper and another kind of pipe called pecks.
Speaker 2 (20:03):
You could.
Speaker 1 (20:04):
You could get quotes for copper and pecks. Pecks is
going to be less expensive, and it'd be my choice, actually,
I mean whenever. I love pecks, Okay. I have tested it,
proven it, We've used it in I don't know countless projects.
I have it in my own home. PEX has this
advantage of it's a thicker walled pipe than copper. It
(20:25):
lasts longer than copper.
Speaker 2 (20:27):
We know this.
Speaker 1 (20:28):
And it comes in five hundred foot rolls, which means
quite often we can run an entire run of pecks
from the water source like the water heater, all the
way to the hot water at the sink and the
faucet without necessarily putting any joints or unions or elbows
in place, which means the fewer connection points there are,
(20:50):
the fewer fittings there are on a pipe from point
A to point B, the less opportunity there is to leak,
because beyond just regular pitting and where out typically leaks
on pipes form around the joints, the unions and the fittings,
And with pecks you can go virtually fittingless from end
(21:13):
to end, if that makes sense. So there's in my
opinion at least, there's a lot of advantages for using
the pecks. So yes, you can have it bid out
both ways.
Speaker 5 (21:23):
Okay, well, I so appreciate the info.
Speaker 1 (21:26):
All right, Sandy, good luck on that project. Just you
take charge. You be the producer of your project. You're
the boss. And take the time. I'm going to talk
about that a little later in the show. Here, take
the time that you've got to make sure you get
all those bids together. First, that's your work, and then
once you pick the right person, then it's their work
(21:48):
to get it done. But your work up front is
to find the right person and the right process. And
just so just pump the brakes a little bit, take
some time and get bids on both sides of the
and good quality bids. From reputable plumbing contractors. You'll know,
you'll know for your house which way to go. All right, All,
(22:09):
when we come back, let's go back to the phones.
Your Home with Dean Sharp, the House Whisper.
Speaker 4 (22:14):
You're listening to Home with Dean Sharp on demand from
KFI AM six forty.
Speaker 1 (22:19):
Here to remind you every week that when it comes
to transforming your home, design matters most. We're especially talking
about that today because that's the topic of the show,
Ten reasons why design Matters Most. And I'm going to
be getting back to that in just a few minutes
right at the top of the hour. But we're in
mid show, which means we're taking calls, and I'm going
(22:40):
to go back to the phones. Get in at least
one more call before we're out of here with calls.
Let's talk to Kevin. Hey, Kevin, welcome home. Hello, How
are you doing? My friend? How can I help you?
Speaker 6 (22:56):
Okay, I've got a cabin up to that's a house
up in rightwood, six feet and this morning when I
woke up, the outside committee was twenty one percent and
then the house was twelve. And I'm wondering if I
could vent my bathrooms the same from the showers into
the house.
Speaker 1 (23:18):
Okay, So what kind of cabin are we talking about?
We have we got normal drywall rooms. Are we vaulted ceilings?
Is it a log cabin? Is its standard frame cabin.
Speaker 6 (23:30):
I know that it has drywall, and it's basically two stories,
but the top story is just stores, just a it's
a twelve twelve roof, so it's basically useless up there.
Speaker 2 (23:44):
Okay.
Speaker 7 (23:44):
And and why are we wanting why are we wanting
to why are we wanting to vent the steam from
the shower into the house.
Speaker 6 (23:55):
To raise the humidity in the house, Because especially in
the winter, when I heat it with wood burning stove,
the humidity goes. It's always in the teams, it's twelve
to day and it even drops below the team sometimes.
And it seems condraproductive to run a humidifire and then
vent the steam out of the house.
Speaker 2 (24:18):
I got you.
Speaker 1 (24:19):
Well, you know, the concern about steam inside a house
is always about you know, adding mold or mildew, potential growths.
But when you are already in a very you know,
thinner air, low humidity environment, it's likely not going to
you know, exacerbate the problem. And so I'm not going
(24:42):
to tell you one way or the other. I will
tell you that it's not code to, you know, to
intentionally vent steam from a bathroom into a house. That's
why bathrooms have exhaust fans in them. No, it's not
just the smells coming from the toilet. It's the idea
is that we're taking that moist air and getting it
outside as opposed to letting it build up inside. But
(25:05):
quite often, you know, I would say maybe seventy percent
of the bathrooms you know, in the United States don't
have that exhaust fan running while people are talking taking
you know, hot, heavy, steamy showers anyway, So you know,
I don't think it's really such a critical code issue.
(25:26):
Now for some homes, especially brand new homes that are
so air sealed, and in certain climates and environments, it
has become key to the whole process of bringing in
outside air. You actually mechanically have to vent outside air
into a bathroom area or into the house and mechanically
remove the moist air because otherwise it creates a vacuum
(25:49):
the house is so well sealed. But I think in
your situation, you should try it out. You should just
try it out. In other words, you know, maybe run
it for a while, run those showers without the vents on,
and see if it gives you problem, if you don't
end up with excessive mold or mildew issues inside the bathroom,
and it helps not to you know, supplement with you know,
(26:12):
you don't have to turn around and get a humidifier
going in the house because of the woodstove and all
of that. I get it, I totally get it. I
just don't want to give you a blanket recommendation that
goes against code. But I would say, you know, it's
your home, experiment with it, and just to just keep
an eye on it.
Speaker 6 (26:30):
Yeah. Well, this house, when I moved in thirty years ago,
it was vented straight down between the studs and out
the bottom of the house underneath the house, in the
call space. And that didn't seem right for a bunch
of different reasons, so I removed those from both bathrooms
and now it's just no vents whatsoever and no no
(26:50):
windows whatsoever.
Speaker 1 (26:52):
So yeah, so yeah, so that's not a that's that
is a code violation. But you know when I when
I say that, I just mean in terms of, like,
you couldn't build a remodel that way. And have no
window and no mechanical vent leading out of a bathroom.
It's just not the way the code works. But again,
if if you find that you're having some success and
(27:15):
you're by the way getting rid of the vent that
pushed it down the wall cavity and into the crawl space,
excellent idea. That was not the right move either. So yeah,
so I'm just telling you right now, keV that that
technically speaking, there should be an exhaust fan or window
or both. But you are looking to solve a humidity
(27:38):
problem in the rest of the house, and as long
as the build up of moisture inside that bathroom again
isn't giving you paint peeling and mildew or mold build up.
You know, if you're getting the right kind of airflow
in there, then you know what, give it a shot.
I'm open to creative solutions in the real world and
(27:59):
not everything fall you know, on the building code at
the end, especially when this is not a fundamental safety issue.
All right, We're just talking about the moisture that you
could use elsewhere. So I don't know how much money
I would invest in that experiment. I think I might
just try, like keeping the bathroom door open at first
and seeing how that works out before I intentionally mechanically
(28:21):
vent that stuff elsewhere in the house. But you know what,
it's a it's a creative thought, and I do understand
the situation. Spend a lot of time in houses and
cabins up above six thousand feet. The air is thinner,
the air is drier. It's just the way it is,
and so it may be a way of avoiding stepping
(28:44):
up to a humidifier. It may not be, but it's
an interesting thought. So let me know how it goes. Okay,
I just wouldn't over commit to the process. If it's
an experiment, leave it at that, leave it kind of
in a prototype phase until you absolutely know for sure
you're not gonna be doing any undue damage to the
bathroom Marriott. All right, my friends, when we come back,
(29:05):
we're gonna get back to ten reasons why design matters most.
You are Home with Dean Sharp, the House Whisper. This
has been Home with Dean Sharp, the House Whisper. Tune
into the live broadcast on KFI AM six forty every
Saturday morning from six to eight Pacific time, and every
Sunday morning from nine to noon Pacific time or anytime
(29:28):
on demand on the iHeartRadio app.
Home with Dean Sharp News
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