Plumbers in Aliso Viejo, CA for Slab Leaks, Condo Leaks and Hard Water Problems
Water dripping through your ceiling from the unit above. A warm spot on the kitchen floor. Black flakes in the water and a toilet that never stops running. OC Plumbing Pros sends local plumbers to houses, condos, townhomes and rentals across Aliso Viejo. We find slab leaks, stop condo leaks, clear drains and fix water heaters. Someone answers the phone 24/7, and most calls get a plumber the same day.
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- Houses, Condos, Townhomes & Rentals
Aliso Viejo Plumbing Problems by Home Type
"I'm calling on behalf of my tenants who are reporting a leak in like a condo situation." In Aliso Viejo, the kind of home you live in shapes the problems you get. Only about a third of homes here are detached houses. The rest are condos, townhomes and apartments. Find yours below.
Upstairs condo or apartment
- Your leak is showing up in the unit below
- The washer hose burst
- The water heater in your closet is leaking
Condos · Water heater · Supply hoses
Downstairs condo
- Water is coming through your ceiling
- There's a warm, damp spot on the kitchen floor
- A shared drain keeps backing up
Condos · Leak detection · Drain cleaning
Townhome
- A leak inside a shared wall
- A slab leak under the first floor
- Toilets that keep running
Condos · Leak detection · Toilets
Single family home
- A slab leak or a sudden high water bill
- Roots in the sewer line near the canyons
- Sprinkler leaks on a slope
- A tankless water heater full of scale
Leak detection · Sewer line · Hard water
Rental owner or property manager
- A tenant reports a leak
- The same clog keeps coming back
- The HOA wants photos and a report
Rentals · Condos
24/7 Emergency Plumber in Aliso Viejo, CA for Burst Pipes, Ceiling Leaks and Flooding
"It's actively leaking. We just stopped the water." If water is pouring into your home, call us now. A real person answers day and night, including weekends and holidays.
Call right away for
- A burst pipe or a burst washer hose
- Water coming through the ceiling
- Water you can't shut off
- Sewage coming up into a tub or shower
- No water at all
- A gas smell — leave and call SoCalGas first, then call us for the repair
24/7 emergency plumbing in Aliso Viejo — burst pipes and ceiling leaks
What to do in a condo while we drive over
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1
Shut off your unit's water valve. In many condos it's in the water heater closet, under the kitchen sink or in the garage.
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2
If water is coming from above, knock on the upstairs door and call your HOA's emergency line.
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3
Move rugs, electronics and anything valuable out of the way.
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4
Take photos for your insurance company and your HOA before cleanup begins.
Condo and Townhome Plumbing in Aliso Viejo: Leaks From Above, Shared Walls and HOA Questions
About 24% of Aliso Viejo homes are townhomes, and about 33% sit in larger condo and apartment buildings. The whole city falls under the Aliso Viejo Community Association — the first community-wide association of its kind in California — with neighborhood HOAs below it. Plumbing problems here often involve more than one home.
What makes condo plumbing different
- Leaks travel. Water can start in one unit and show up two walls or a floor away.
- Drains are shared. Grease or wipes from one unit can back up a neighbor's sink.
- Shutoffs hide. Your unit's valve may be in a closet, behind a panel or not exist at all.
- Water heaters sit indoors. A leak in a closet heads straight for the unit below.
- Washer hoses fail. On an upper floor, a burst hose can flood two homes.
Who pays for the repair? In California, the HOA usually handles common areas and each owner handles their own unit, unless the CC&Rs say otherwise. Most cases come down to two things: where the leak started and what your CC&Rs say. Our written report shows where it started.
Condo and townhome services in Aliso Viejo
- Finding the source unit. We trace the water back to where it started.
- Leak detection inside shared walls. We open as little drywall as possible.
- Unit shutoff valves. We install or replace them so you can turn off your own water.
- Washer pans and new hoses. Cheap protection against the most common upstairs flood.
- Shared drain clearing. Kitchen and laundry lines that serve more than one unit.
- Written reports with photos. Proof of where the leak started for your HOA and insurance.
Aliso Viejo Water: Hard Water, Chloramine and What They Do to Your Plumbing
Aliso Viejo gets its water from the Moulton Niguel Water District. All of it is imported from the Colorado River and Northern California. Two things about that water affect your plumbing.
1. It's very hard
In 2022, hardness averaged 16.65 grains per gallon. Anything over 7 counts as hard.
- White crust on faucets and showerheads
- Scale building up inside water heaters
- Tankless units that need regular descaling
- Spots on dishes and glass
2. It's treated with chloramine
Chloramine keeps water safe in the pipes. It's also hard on rubber.
- Standard rubber toilet flappers wear out faster, so toilets start running again
- The rubber lining inside older braided supply hoses can break down
- You may see soft, black, greasy flakes in the water — usually the first time you turn on a tap
The fix for rubber parts is simple: use replacement parts labeled chloramine resistant.
Water treatment services in Aliso Viejo
- Water softener installation. Stops scale before it reaches your pipes and water heater.
- Water softener repair. For units that leak, stop working or use too much salt.
- Whole home filtration. Systems rated to reduce chloramine taste and smell.
- Water conditioner repair. Service for salt-free systems.
- Chloramine resistant parts. Flappers, fill valves and supply lines that last longer here.
- Tankless descaling. A yearly flush to clear mineral buildup.
- Backflow testing. Yearly testing and filing when your property has a backflow device.
Water softeners and chloramine-resistant parts for Aliso Viejo homes
Aliso Viejo Homes Built Since 1982: Copper Pipes, Slab Leaks and Repiping
The first Aliso Viejo homes went on sale in March 1982. About 74% of homes were built between 1970 and 1999, and about 24% in 2000 or later. Almost nothing is older. You won't find much galvanized pipe or cast iron here — what you will find is copper water lines under a concrete slab, now 25 to 43 years old, sitting in very hard water.
| When your home was built | Pipes you'll usually find | What usually goes wrong |
|---|---|---|
| 1982 to early 1990s | Copper under the slab, plastic drains. Some homes from this era may have gray polybutylene lines. | Slab leaks, pinhole leaks, repiping |
| Mid 1990s to 1999 | Copper under the slab, plastic drains | Slab leaks, water heater replacement |
| 2000 and newer | Copper or PEX | Fixtures, water heaters, hard water scale |
A common story here: an owner finds a slab leak in a late 1990s condo and has to decide between rerouting one line or repiping the whole unit. See repiping for that choice.
Leak Detection and Slab Leak Repair in Aliso Viejo, CA
"My water bill was like $507 all of a sudden last month." Copper under the slab plus very hard water makes slab leaks one of our most common Aliso Viejo calls. We use listening tools and thermal cameras to find the leak first, then open only the spot that needs it.
Quick leak check for houses: Turn off every tap, the washer, the dishwasher and the sprinklers. Watch your water meter for 15 minutes. If it moves, you have a leak.
In a condo? Many buildings share a meter, so this test may not work. Call us for leak detection instead.
Slab leak detection and thermal imaging for Aliso Viejo copper-under-slab homes
Leak services in Aliso Viejo
- Leak detection. We find where the water is going, inside or outside.
- High water bill leaks. If your Moulton Niguel bill jumps, we track down why.
- Slab leak repair. Warm floors, damp carpet or running water you can hear with everything off.
- Wall and ceiling leaks. Including water coming from the unit above.
- Service line leaks. The pipe from your meter to your home.
- Irrigation leaks. Sprinkler lines on slopes crack and leak downhill.
- Crawlspace leaks. For homes with space under the floor.
- Buried line leaks. Water coming up through the yard.
- Pool and spa leaks. Water levels that drop too fast.
Slab Leak Reroutes and Whole House Repiping in Aliso Viejo
After the first slab leak, every owner asks the same question: do I fix this one line, or repipe the whole home?
Reroute one line if:
- It's your first leak
- The rest of the copper looks good
- You don't plan to stay long
Repipe the whole home if:
- This is your second leak
- You've seen pinhole leaks in other spots
- You plan to stay for years
In a condo or townhome? We work with your HOA when the job touches shared walls, and we patch what we open.
Slab leak reroutes and whole-home repiping for Aliso Viejo condos and houses
Pipe services in Aliso Viejo
- Slab leak reroutes. A new line through the walls or attic instead of under the floor.
- Whole home repiping. New PEX or copper water lines, usually done in a few days.
- Cracked pipe repair. We replace the bad section and test the line.
- Copper pinhole repair. For a single leak in pipe that's otherwise sound.
- Polybutylene replacement. For gray plastic lines that are known to fail.
- Pipe section replacement. Sections damaged by age or hard water.
Water Heater Repair, Tankless Installs and Descaling in Aliso Viejo
"We have a water heater leak in our garage." In houses, the water heater is usually in the garage. In many Aliso Viejo condos, it's in a closet inside the home. A closet leak can reach your floors — and the unit below — fast. Very hard water also cuts tank life short and fills tankless units with scale.
Repair or replace?
Repair: under 8 years old, one failed part.
Replace: over 10 years old, or leaking from the tank itself.
Water heater repair and tankless descaling for hard-water Aliso Viejo homes
Water heater services in Aliso Viejo
- Leak repair. Valves, fittings and drain valves. A leaking tank means replacement.
- Tank replacement. Same day in most cases. We haul away the old one.
- Tankless installation. Endless hot water and more space.
- Tankless flush and descale. A must with water this hard.
- Drain pans and leak sensors. Extra protection for closet water heaters.
- Heat pump water heaters. Hybrid units that use less energy.
- No hot water. We check the pilot, burner, thermostat and gas.
Drain Cleaning and Shared Drain Line Clearing in Aliso Viejo, CA
In condo buildings, kitchen drains are often shared. A clog in your sink can come from grease your neighbor sent down. We clear the line and tell you where the clog really was.
Shared drain clearing and hydro jetting for Aliso Viejo condo buildings
Drain services in Aliso Viejo
- Clogged drains. Sinks, tubs, showers and floor drains.
- Kitchen sink clogs. Grease and food past the trap.
- Shared line clearing. Drains that serve more than one unit.
- Drain snaking. Gets water moving fast.
- Hydro jetting. Scrubs grease and buildup off the pipe walls.
- Shower and tub drains. Hair and soap buildup.
- Drain pipe repair. Cracked or sagging sections.
- Dishwasher air gap leaks. Water spilling out by the sink.
Sewer Line Repair and Root Removal for Aliso Viejo Homes Near the Canyons
"Some sewage is backing up into our shower." Homes near Aliso and Wood Canyons Wilderness Park and on tree-lined slopes see more roots in their sewer lines. In condo buildings, the main sewer line is usually HOA property — we help you figure out which part is yours.
Signs the main line is the problem
- More than one drain is slow
- Toilets gurgle when the sink runs
- Water rises in the tub when you flush
Sewer camera and root removal for Aliso Viejo canyon-area homes
Sewer services in Aliso Viejo
- Sewer backups. Fast help when waste is coming up into the home.
- Main line cleaning. Clearing the line from the cleanout.
- Camera inspection. We show you roots, cracks or sags before we quote.
- Root removal. We cut out roots and clear the pipe.
- Sewer line repair. We fix the broken section and keep the good pipe.
- Trenchless lining. A new liner inside the old pipe with less digging.
- Lateral replacement. For lines that have collapsed.
Toilet Repair and Running Toilet Fixes in Aliso Viejo
"Both toilets won't flush." When more than one toilet backs up, the main line is the problem. See sewer line repair.
A single running toilet in Aliso Viejo usually has a different cause. Chloramine in the water breaks down standard rubber flappers, which is why toilets here start running again a year or two after a fix. We install chloramine-resistant parts so the repair lasts.
Chloramine-resistant toilet parts and wax ring repairs in Aliso Viejo
Toilet services in Aliso Viejo
- Running toilets. New flapper and fill valve rated for chloramine.
- Leaks at the base. We reset the toilet with a new wax ring.
- Clogged toilets. We clear it and check the line past it.
- Gurgling toilets. Often a vent or main line issue.
- Toilet replacement. Cracked bowls, old models and comfort height upgrades.
- Supply valve replacement. The small valve on the wall that drips or sticks.
Faucet, Shower Valve and Supply Hose Repair in Aliso Viejo
Older braided supply hoses with rubber linings break down faster in chloraminated water. On an upper floor, one burst hose can flood two homes. Replacing old hoses is one of the cheapest ways to prevent a big leak.
Burst supply hose replacement and faucet repair in Aliso Viejo condos
Fixture services in Aliso Viejo
- Faucet repair and replacement. Kitchen, bath and laundry.
- Burst supply lines. Under sinks, behind toilets and at the washer.
- Washer hose upgrades. Swapping old hoses for stronger ones.
- Shower valve repair. Drips, weak flow and water that swings hot and cold.
- Bathtub faucet repair. Leaky spouts and stuck handles.
- Cartridge replacement. Often the fix for a drip that won't stop.
- Laundry sink leaks. Drains, faucets and supply lines.
Garbage Disposal Repair and Installation in Aliso Viejo
Disposal calls usually come down to three things: it won't drain, it hums but won't spin, or it leaks underneath. We repair or replace it in one trip.
Disposal services in Aliso Viejo
- Clogged disposals. Water sitting in the sink.
- Humming disposals. Usually jammed. Sometimes the motor is done.
- Leaking disposals. A leak from the bottom means it's time for a new one.
- Disposal replacement. We remove the old unit and install the new one.
- New installs. For kitchens without one.
- Units you bought. We install it and connect the dishwasher drain.
Gas Line Repair and Patio Gas Lines in Aliso Viejo
If you smell gas, get everyone outside and call SoCalGas. Once the utility makes the home safe, we repair the line and get the gas back on.
In an HOA? Outdoor gas work like a new BBQ line may need HOA approval first.
Gas line services in Aliso Viejo
- Gas leak repair. We replace the leaking pipe or fitting.
- Gas line inspection. For home sales, remodels and rusty lines, with a written report.
- Gas fireplace repair. When it won't light or stay lit.
- BBQ and fire pit lines. New lines to your patio.
- Appliance gas lines. For ranges, dryers and water heaters.
- Remodel gas lines. Moving or adding lines.
Plumbing for Aliso Viejo Rental Owners and Property Managers
About 44% of Aliso Viejo homes are rented. If you own or manage one, you need a plumber who works with your tenant, your HOA and your insurance company.
How we help Aliso Viejo landlords
- Tenant scheduling. We set up access directly with your tenant.
- Photo reports. You see what we found and what we fixed.
- HOA paperwork. Notes and photos your association can use.
- Repeat problem fixes. Clogs and running toilets that keep coming back.
- Straight advice on repiping. If a rental condo has had a slab leak, we tell you whether a reroute or a full repipe makes more sense for how long you plan to keep it.
Who pays for plumbing in a California rental?
California landlords are required to keep plumbing in good working order. Tenants can be charged when they cause the damage — like a toy flushed down a toilet. Your lease and local rules have the details.
Commercial Plumbing for Aliso Viejo Offices in Pacific Park and the Town Center
"We have some standing water in our electrical room." Pacific Park is a 900-acre business district, and the Aliso Viejo Town Center is full of shops and restaurants. Businesses here need repairs that don't close the doors for the day. We schedule around your hours and get you running again.
Commercial leak detection and drain jetting for Aliso Viejo businesses
Commercial services in Aliso Viejo
- Commercial leak detection. Walls, slabs and mechanical rooms.
- Restroom repairs. Toilets, urinals, sinks and flush valves.
- Grease traps. Cleaning and repair for restaurants.
- Drain jetting. Kitchen lines and main drains.
- Commercial water heaters. Repair and replacement.
- Backflow testing. Yearly testing and filing.
What Every Aliso Viejo Plumbing Visit Includes
Aliso Viejo, CA Plumbing Questions, Answered
In California, it usually depends on where the leak started and what your CC&Rs say. If it came from the upstairs owner's pipe or appliance, that owner is often responsible. If it came from a shared pipe, the HOA may be. A plumber's written report helps settle it.
Sometimes. HOAs usually handle common areas, while owners handle pipes that serve only their unit. A slab leak in a pipe that feeds only your unit is often yours. Check your CC&Rs and ask your HOA before work starts.
Look for warm spots on the floor, damp carpet with no clear cause, the sound of running water when nothing is on, or a water bill that jumps. Most Aliso Viejo homes have copper lines under the slab, so these signs are worth a quick call.
Not always. If it's your first leak and the rest of the copper looks good, rerouting that one line can make sense. If it's your second leak or you plan to stay for years, a full repipe usually costs less than fixing leak after leak.
Yes, very. Moulton Niguel Water District reported an average hardness of 16.65 grains per gallon in 2022. Anything over 7 is considered hard. A water softener helps protect your water heater, fixtures and pipes.
Aliso Viejo water is treated with chloramine, which can break down the rubber lining inside older supply hoses and rubber flappers. That breakdown shows up as soft, black, greasy flakes. Replacing those parts with chloramine-resistant ones usually fixes it.
Chloramine in Aliso Viejo water wears out standard rubber flappers faster than in many other places. If your toilet starts running again a year or two after a repair, the flapper has likely broken down. Chloramine-resistant parts last longer.
It's often in the water heater closet, under the kitchen sink or in the garage. Some older buildings have no separate shutoff for each unit. If you can't find yours, we can locate it or install one.
It depends on where the leak is and whether we repair the spot, reroute the line or repipe. We find the leak first and give you upfront pricing on each option before any work starts.
Yes. Our line is answered 24/7 and most Aliso Viejo calls get a plumber the same day. Floods, burst pipes and leaks into a neighbor's unit are handled first, including nights and weekends. Call (949) 804-1047 any time.
Repairs inside your own unit usually don't need approval. Work on the outside of the building, in shared walls or in common areas often does. Check your CC&Rs or call your HOA before larger jobs.
Plumbing Service Across Aliso Viejo, CA 92656
We cover all of Aliso Viejo — from the Town Center to the hilltop neighborhoods along Aliso and Wood Canyons Wilderness Park — including Glenwood, Pacific Ridge, Talavera, Canyon Vistas, Coronado, Laguna Audubon, Silver Oaks, Bells Vireo and communities along Pacific Park Drive, Aliso Creek Road and Moulton Parkway.
Call an Aliso Viejo Plumber Now
Tell us what you're seeing, even if you don't know the cause. We'll find the problem and give you upfront pricing before any work starts.
Licensed and insured · Open 24/7 · Serving Aliso Viejo, CA 92656