Kitec Plumbing and Condos

Many condos built between the mid 1990s and 2007 have kitec.  Many buyers have concerns regarding the ability to obtain insurance and or the cost of replacing kitec.  If you have questions on insuring your condo, we can attempt to refer you to an insurance companies that may be able to assist.  Many condo owners  prefer to monitor kitec and leave it until signs of deterioration form before replacing. Some condo corps have rules that require regular inspection.  Insurance has become more diffuicult to obtain on buildings with kitec in recent years.  Some insurance companies insist on replacement.  If your wondering about the cost of replacement in Windsor, we can refer you to a plumber that may be able to give you a quote to replace. While not usually a deal breaker, knowing of the existance and an aprox cost of having kitec replaced is helpful when looking at purchasing a condo with kitec.

Kitec® is a plumbing system manufactured by IPEX™ Canada. It is composed of brass fittings and
a flexible layered pipe consisting of aluminium tubing that is permanently bonded between layers
of crosslinked polyethylene (PEX). The Kitec® system was originally advertised as an inexpensive
and corrosion- and erosion-resistant alternative, and its flexible construction and light weight also
increased the ease of installation as compared to rigid piping systems such as copper. Kitec® pipes
were installed for domestic water and hydronic applications in many low and high rise residential
buildings, as well as for some commercial and industrial uses. It became a popular alternative to
copper in the mid-1990s, and was sold and installed in Canada until it was discontinued around
2007 after a North American class action lawsuit.
Brass plumbing fittings for potable water applications are normally made from so-called DZR
(dezincification resistant) brass alloys which contain less than 15% zinc. This is because yellow
(Cu-Zn) brasses which contain higher levels of zinc may be subject to a process called
dezincification, wherein the chemistry of the normal municipal water supply leaches zinc from
the brass, leaving behind a weakened, spongy copper layer at the water contact surface. As the
deterioration progresses, mechanical failure occurs by straight forward fracture or increased
vulnerability to stress corrosion cracking. This results in leaks, possible flow blockages, even
catastrophic failure of the affected parts. Plumbing fittings that are resistant to dezincification are
appropriately marked with the letters “CR” (corrosion resistant) or “DZR” (dezincification
resistant). The problems with the Kitec® system are twofold. The brass fittings have a high zinc content and are subject to premature failure due the dezincification process described above. The layeredpolyethylene-aluminum piping itself is also considered to be defective as it is subject to increasing
risk of rupture over time, particularly when exposed to hot chlorinated water.
It is difficult to estimate the lifespan of Kitec® system components. The severity and rate of stress
corrosion cracking can vary significantly from piece to piece in the brass fittings. Manufacturer
IPEX™ Canada also notes that varying levels of corrosive contaminants exist in the municipal
water supply affect the rate of the dezincification process affecting the brass fittings. The
contaminants arise from air pollution, acidity from rainwater, and by-products from waste
treatment and power plants. IPEX™ Canada further states that there is no consistent lifespan range
for the Kitec® system components, nor ways of predicting failure based on visual examination.
The class action lawsuit settlement website notes that signs of imminent failure are sometimes
but not always present. On Kitec® fittings is a build-up of white zinc oxide residue on the outside
of the fitting may be observed, and for Kitec® piping is a darkening and/or bulging of the pipe.

In many cases for condominiums, Kitec® was used for water distribution within each unit, but not usually for the common main and riser piping. Kitec® piping and fittings are both considered to be at risk of
premature failure, and it is anticipated that these failure rates will increase over time. In a multiunit
building, the damage resulting from flooding in one unit is likely to affect nearby units. This
risk is now considered so severe that the presence of Kitec® is considered a “material fact” that
must be declared on a building’s status certificate or disclosure statement.

RECOMMENDATIONS
Failures of the Kitec® system are different than those experienced with copper piping. When a
copper piping system is approaching the end of its lifespan, failures usually occur in the form of
“pin hole” leaks which are easily managed and do not typically result in major flooding. Unlike copper piping, Kitec® components can without any visual indication or prior warning, either by a longitudinal split in the piping or failures which result in separation of the fitting from piping. In both cases, the result is high volume flooding affecting surrounding units and significant insurance claims.

The City of Windsor requires a plumbing permit to replace the domestic water piping system
inside a residential suite. Stamped Engineering drawings and an Engineer’s Commitment to
Review are required for this.

Note Info is not to be considered legal advise or relied on for buying decisions, information is provided for general information only, not responsible for errors or omissions.