Hello, I hope this is the right place for help. I own a 2 story home about 18yrs old in San Diego. I'm in the military stationed in Okinawa since January 2010 and we hired a property manager that found tenants. Well, before I left I notice a little mold in the grout of the master shower stall on the second floor. I cleaned it out and regrouted a little.

Last March the tenants reported a leak above the first floor kitchen ceiling right below the master bath. Our property management sent out their maintenance staff and reported that the master shower stall pan is leaking. Well, they contacted me with the lowest bid of $6,200.00 to fix the leak (the other bid was $10,000.00). It's unknown if the leak is coming from the drain pipe or the location of my regrout. They said 1' of tiles above the shower floor will be replaced including the pan and then retar and replace the tiles for that price. I'm not in San Diego see the damage, but I think this is too much. Please advise.

Thank you from Okinawa

RIP OFF!

First of all it shouldn't be that hard to determine if the leak is coming from the plumbing or the pan itself. But it has to be torn out either way, so no point testing.

Around here re doing a pan is worth about $12-1600. Should take less than 2 days. This includes removing the floor down to the subfloor, couple rows of wall tiles, curb etc. Install new drain, membrane, deck mud over the membrane and then tiles. I do not recommend my customers go this way though. For about double I can install a new complete shower with nicer tiles that will all match. For a few hundred more I offer a Kerdi membrane and drain method that will never leak and is also almost mold proof. It's the only way to build a shower IMO.

Most showers I build run from $2700-4,000. That's a complete new shower from plywood floor & studs walls up. Plus it would be a Kerdi shower, much better than that tar waterproofing system they use on the left coast.

Are you committed to go with this management company? I might be able to find a good contractor in San Diego that is familiar with the Kerdi products and methods.

Jaz

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Originally Posted by JazMan

RIP OFF!

First of all it shouldn't be that hard to determine if the leak is coming from the plumbing or the pan itself. But it has to be torn out either way, so no point testing.

Around here re doing a pan is worth about $12-1600. Should take less than 2 days. This includes removing the floor down to the subfloor, couple rows of wall tiles, curb etc. Install new drain, membrane, deck mud over the membrane and then tiles. I do not recommend my customers go this way though. For about double I can install a new complete shower with nicer tiles that will all match. For a few hundred more I offer a Kerdi membrane and drain method that will never leak and is also almost mold proof. It's the only way to build a shower IMO.

Most showers I build run from $2700-4,000. That's a complete new shower from plywood floor & studs walls up. Plus it would be a Kerdi shower, much better than that tar waterproofing system they use on the left coast.

Are you committed to go with this management company? I might be able to find a good contractor in San Diego that is familiar with the Kerdi products and methods.

Jaz

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Thanks for your response and help. Yes, please let me know. My email is [email protected].

Thanks again:)

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they contacted me with the lowest bid of $6,200.00 to fix the leak (the other bid was $10,000.00). It's unknown if the leak is coming from the drain pipe or the location of my regrout.

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WOW! And all this without even opening up the ceiling to see if;
1) You had a grout leak where the stream hits the tile.
2) If the drain lip seal had ruptured allowing water to seep past the drain.
3) A joint in the trap or drainage line opened up.
**OR**
4) You REALLY NEED to tear up the shower floor and installo a new shower pan.
If your boys don't know how to check # 1, 2 and 3 one of our plumbers will be glad to instruct them. Before you invest in a new shower pan have the leak checked out by a expert. Let me know what they find. Good luck, Tom

First off, thank you for your service to our Nation and its people! Second, I agree again with Speedie. Don't accept a bid from someone who doesn't know enough to be able to test where the leak is coming from.