April 2017
Kitec is a flexible form of aluminum piping used in condominium buildings built between 1995 and 2007. It was popular as a corrosion-resistant alternative to copper pipes typically recognized by its blue (cold water) or orange (hot water) colour.
At the time it was sold for drinkable water pipes and other purposes.
In 2005 it was recalled because of premature failure in the form of corrosion at an accelerated rate. Kitec pipes are no longer manufactured.
Buildings over 15 years old with Kitec plumbing will likely have to replace its piping over the next few years if they have not yet done so. High water pressure or temperatures can cause Kitec systems to leak or possibly burst. While patching leaks may resolve immediate leaking problems, it will not resolve the issue of Kitec piping. Burst Kitec pipes can cause severe flooding. Repairs made on Kitec systems are usually made with no form of warranty.
Kitec system failures do not result in pinhole leaks. They generally result in catastrophic failures that can lead to flooding; damage to ceiling, walls, flooring or electrical systems; and insurance claims for water damage resulting in higher premiums.
One way to identify Kitec systems is to check visible pipes for Kitec, Kitec XPA or IPEX Aqua markings.
The only known solution to Kitec plumbing is pipe replacement which can cost from $5,500 to more than $10,000 per suite.
Replacing Kitec pipes in a high-rise condo building can take up to five months. It requires access to all condo suites, specifically bathrooms and kitchens where most water pipes are located. Suite owners can expect some openings in ceilings where pipe runs across a ceiling space from one group of fixtures to another group of fixtures.
Joe Longarini of Brady & Seidner, a company that specializes in replacing Kitec piping, advises “not all plumbers have experience to replace pipes in an occupied building. A poorly done job can result in costly repairs from unnecessary demolition work and unhappy residents.”
A cross-border class action lawsuit over Kitec systems was settled in 2011 with $100 million going into a fund. Claimants have until January 2020 to file. With more than 87,000 claims anticipated, payouts from this fund may be nominal. Final payouts will not be determined until after the claims period has closed.
Kitec plumbing is recognized by the Real Estate Council of Ontario (RECO) as a material fact that should be disclosed when selling a condo in an affected building. Where there are signs of plumbing failure and the existence of Kitec plumbing, this should be shown in paragraph 12 of the status certificate. Where there are no signs of plumbing failure, there may be no mention of Kitec plumbing in the status certificate.
