Sun City Lincoln Hills Homes With Kitec Plumbing: What You Must Know

If you’re buying, selling, or living in Sun City Lincoln Hills homes with Kitec plumbing, you may be sitting on a ticking time bomb. Installed widely between 1995 and 2007, Kitec plumbing systems have a notorious history of premature failure—leading to leaks, flooding, and costly repairs. You’re not alone in your concern; thousands of homeowners across the U.S. face similar dilemmas. The good news? With the right knowledge and action plan, you can protect your investment and your peace of mind.

What Is Kitec Plumbing—and Why Is It a Problem?

Kitec plumbing is a type of plastic-and-metal composite piping system made from cross-linked polyethylene (PEX) with an aluminum layer, marketed as a cheaper, easier-to-install alternative to copper. It was sold under brand names like Kitec, Plumb-PEX, and IPEX.

Unfortunately, Kitec is prone to rapid corrosion, especially when exposed to hot water or high water pressure. According to the U.S. Consumer Product Safety Commission (CPSC), Kitec pipes can fail in as little as 5–10 years—far shorter than the expected 25–50-year lifespan of standard plumbing.

💡 Fact: In 2005, manufacturer IPEX settled a class-action lawsuit for $125 million due to Kitec’s widespread failures. Learn more about Kitec’s history on Wikipedia.

Are Sun City Lincoln Hills Homes Affected?

Yes—many homes in Sun City Lincoln Hills built between 1998 and 2006 were constructed with Kitec plumbing. This master-planned 55+ community in Roseville, California, experienced a construction boom during Kitec’s peak usage years. While not every home has Kitec, the risk is significant enough that prospective buyers and current owners should verify their plumbing type immediately.

How to Identify Kitec Pipes:

• Look for bright orange or blue plastic pipes near your water heater or under sinks.
• Check for stamped markings like “Kitec,” “IPEX,” “Plumb-PEX,” or “KTC.”
• Orange = hot water lines; Blue = cold water lines.

⚠️ Note: Kitec pipes may be hidden behind walls or under slabs—making visual inspection alone insufficient.

What Are the Risks of Keeping Kitec Plumbing?

Ignoring Kitec plumbing isn’t just risky—it can be financially devastating. Here’s what could happen:

According to a 2023 report from the National Association of Realtors (NAR), homes with unresolved Kitec issues take 30% longer to sell and often require significant price reductions.

How to Confirm If Your Home Has Kitec Plumbing

Don’t guess—verify. Here’s a step-by-step guide:

1. Visual Inspection: Check accessible areas (under sinks, near water heater, in garage).
2. Review Home Records: Ask your HOA or builder for original plumbing specs.
3. Hire a Licensed Home Inspector: Choose one experienced with Kitec. Cost: ~$300–$500.
4. Thermal Imaging or Camera Inspection: If pipes are hidden, a plumber can use non-invasive tools to locate them.

✅ Pro Tip: In Sun City Lincoln Hills, local inspectors like Roseville Home Solutions specialize in aging community infrastructure and Kitec identification.

Should You Replace Kitec Plumbing? (Yes—Here’s How)

The only permanent solution is full repiping. Partial fixes or “sleeving” are temporary and often rejected by insurers.

Step-by-Step Repiping Process:

1. Get 3+ Quotes: Repiping a 1,800 sq ft home typically costs $8,000–$15,000, depending on layout and access.
2. Choose Material: Most contractors recommend Type L copper or PEX-A (not Kitec-style PEX-B).
3. Permits & Inspections: Ensure your contractor pulls permits—required in Placer County.
4. Timeline: Full repipe takes 3–7 days with minimal disruption.
5. Post-Replacement Documentation: Keep invoices and inspection reports for future sales.

🏡 Real Example: In 2024, a Sun City Lincoln Hills homeowner on Cypress Ridge Drive spent $11,200 to repipe. Their home sold within 10 days—$20,000 over asking—because buyers saw the plumbing as “fully resolved.”

Will Insurance Cover Kitec-Related Damage?

Most insurers will NOT cover Kitec-related claims if you knew (or should have known) about the pipes. Some even cancel policies upon discovery.

• State Farm, Allstate, and Farmers have issued bulletins flagging Kitec as a high-risk material.
• If you’re buying a home with Kitec, disclosure is legally required in California under Civil Code § 1102.

🔍 Action Step: Call your agent before a leak occurs. Ask: “Does my policy exclude Kitec plumbing?” Get the answer in writing.

Kitec vs. Safe Plumbing: Quick Comparison

Frequently Asked Questions (FAQ)

Q1: How common is Kitec plumbing in Sun City Lincoln Hills?
A: Very common in homes built from 1998 to 2006. While exact numbers aren’t public, local plumbers estimate 30–40% of homes in certain neighborhoods (e.g., Oakmont, Serrano) used Kitec during that period.

Q2: Can I just replace sections of Kitec pipe?
A: Technically yes—but it’s not recommended. Remaining Kitec sections can still fail, and insurers may view partial replacement as inadequate. Full repipe is the gold standard.

Q3: Does homeowners insurance cover Kitec replacement?
A: No. Replacement is considered a maintenance issue, not sudden damage. However, if a Kitec pipe bursts and causes sudden water damage, some insurers may cover the water damage—but not the pipe replacement itself.

Q4: How long does Kitec last before failing?
A: Failures have been reported as early as 2 years, though most occur between 7–12 years. Heat accelerates corrosion—so homes with recirculating hot water systems are at higher risk.

Q5: What should I do if I’m buying a Sun City Lincoln Hills home?
A: Make your offer contingent on a plumbing inspection. Request documentation of repiping if Kitec was present. If the seller refuses, walk away—this is a major red flag.

Q6: Are there class-action lawsuits I can join?
A: The main U.S. settlement closed in 2010, but California residents may qualify for partial reimbursement through builder warranty claims if the home is under 10 years old. Consult a real estate attorney specializing in construction defects.

Conclusion

Living in or buying a Sun City Lincoln Hills home with Kitec plumbing doesn’t have to be a nightmare—but it does require action. Whether you’re confirming pipe type, budgeting for repiping, or navigating insurance, proactive steps today can save tens of thousands tomorrow.

Don’t wait for a leak to make the decision for you. Share this guide with fellow residents, neighbors, or family members who might be at risk. Your home—and your wallet—will thank you.

📌 Found this helpful? Share it on Facebook, Nextdoor, or with your Sun City HOA group to spread awareness!