Pipes in Campbell's 1960s and 1970s houses
The largest single group of Campbell homes, 7,848 of about 18,158 units, went up between 1960 and 1979. Only 759 have been built since 2010. That means plenty of the plumbing in these houses is a few decades old, and some of it has had one repair too many.
In a house of that age, expect a main shutoff valve that may be stiff, supply lines that have been patched, and a tank water heater that has outlived its first replacement. If your shutoff will not turn, do not force it with a wrench. Call, and we will tell you what to try.
What a Campbell call gets you
Campbell borders San Jose to the east and north and Los Gatos to the south, and the dispatch line covers all of it.
Emergency dispatch all day and night
Burst supply lines, overflowing toilets and dead water heaters do not wait for business hours. Emergency dispatch is available around the clock for Campbell.
A clear price before work starts
The plumber we send explains the problem, the repair choices and the price before any tool comes out of the bag.
Licensed and insured plumbers
Work in Campbell houses, attached homes and apartment buildings is done by licensed and insured plumbers, with same-day appointments when available.
Water on the floor or a drain that will not move in Campbell? Call (855) 575-2890 and a dispatcher will line up a plumber.
Call (855) 575-2890Before we arrive in Campbell
Find your main water valve before you need it. If water is flowing where it should not be, do these four things while you wait for the plumber we send through our 24/7 dispatch.
- Turn the main water valve clockwise until it stops. In a house built in the 1960s or 70s, turn it gently and do not use a pipe wrench on a corroded handle.
- Switch off breakers for any room with water on the floor, and do not step into standing water near outlets.
- Move rugs, boxes and furniture away from the wet area and put towels at doorways.
- Call (855) 575-2890 and tell the dispatcher what you see, so the right plumber and tools are sent.
Sewer backup in Campbell: who handles what
West Valley Sanitation District manages Campbell's sewer system, and Campbell sits fully inside it. The district takes backup and overflow calls around the clock. Its weekday line is (408) 378-2407 with option 2, and after hours it is (408) 299-2507.
Why call them first? The district's code splits the lateral at the property-line cleanout. You own the upper lateral, from the building to that cleanout, and the district owns the lower lateral from the cleanout to its main.
With no cleanout, or a lateral that runs through an easement, you are responsible all the way to the main. Backup crews check the district main first. If the blockage is on your side, call us.
For a clog on your side of the cleanout, the plumber we send runs a cable first and a camera when the clog returns. When roots or a broken joint show up, sewer line repair is the next conversation. A hydro jet pass clears grease and scale from the pipe wall when a cable only punches a hole.
Which Campbell sewer pipe belongs to whom
The cleanout at your property line is the dividing point, so finding it settles most questions about who pays.
| Pipe | Owner | First call |
|---|---|---|
| Main under the street | West Valley Sanitation District | The district, which takes backup calls around the clock |
| Lower lateral, cleanout to main | The district | The district, if a cleanout exists |
| Upper lateral, house to cleanout | You, the property owner | Us, for a cable, camera or repair |
With no cleanout, or a lateral that runs through an easement, the owner is responsible all the way to the main.
Drains and water heaters in houses this age
In houses of this age, kitchen lines collect grease and scale, and a bathroom branch drain may share a trap arm with two fixtures. A cable passes most of these. If the line backs up again within weeks, drain cleaning should include a camera look to see why.
Tank water heaters in 1960s and 1970s houses often sit in garages or hall closets. Mention it when the water runs lukewarm, the tank rumbles, or you see rust at the base. Replacing a thermostat, heating element or gas valve is a water heater repair. A tank that is leaking from the shell is past repair.
Campbell water, gas rules and the water heater you choose
San Jose Water Company supplies Campbell. By its own figures, supply is roughly 40 percent groundwater, 50 percent imported water bought from Valley Water, and 10 percent local mountain surface water. Hardness differs by source. San Jose Water's report puts groundwater at 288 ppm, mountain water at 151 ppm and Valley Water treated water at 99 ppm, so your tap depends on which source serves your address.
Harder water leaves scale on heating elements and tank bottoms. If the tank pops and crackles, scale is a likely cause. Ask your plumber about flushing, and consider water softener or filtration if scale keeps returning.
One more Campbell detail. A city ordinance bars NOx emissions from water heating appliances in new buildings and substantial rebuilds, so a gas replacement may not be allowed in those projects. Before you buy a tank for a remodel, ask the City of Campbell Building Division. Permits and inspections go through the MGO Connect online platform.
Creekside streets and what to check
Valley Water has marked flood-prone areas along San Tomas Aquino Creek upstream of Williams Road, including Campbell Avenue, Hamilton Avenue and Payne Avenue. If you live near those streets, a few checks are worth doing before winter.
Checks for flood-prone Campbell addresses
- Pour a gallon of water into the floor drain or sump pit and watch that it empties.
- Ask whether your sewer line has a backwater valve, and where its access cover sits.
- Test that the sump pump float rises freely and the discharge line is not kinked.
- Look at the lowest drains in the house, since they back up first when the main surcharges.
- Keep the main shutoff clear of storage so anyone in the house can reach it.
Nearby ZIP codes and the Campbell border
Campbell sits in Santa Clara County, and the dispatch line also covers the nearby 95032 and 95124 ZIP codes for drain cleaning, water heater repair and sewer cleaning, so a call from just outside the city line is handled the same way.
If your address is in the Cambrian Park part of south San Jose, our Cambrian Park page covers it. The Saratoga page covers the small piece of Saratoga that touches Campbell's west side.
Campbell plumbing questions, answered
Yes. Our dispatch line is staffed 24/7, including nights, weekends and holidays, and we offer same-day appointments when available. Call (855) 575-2890.
We cover all three: 95008 around downtown Campbell and Campbell Park, 95009, and 95011. If your address is in Campbell, a dispatcher can place the call.
Call West Valley Sanitation District first at (408) 378-2407, option 2, on weekdays or (408) 299-2507 after hours. They check the public main and the lower lateral. If the blockage is on your side of the cleanout, call us.
Check the main shutoff, the water heater age and the drain lines under kitchen and bath. The largest single group of Campbell homes, 7,848 of about 18,158 units, dates from 1960 to 1979. A camera look at a repeat clog is often the most useful first step.
It depends on the project. A city ordinance bars NOx emissions from water heating appliances in new buildings and substantial rebuilds. Ask the Campbell Building Division before you buy.
It depends on the source serving your address. San Jose Water reports groundwater at 288 ppm, mountain water at 151 ppm and Valley Water treated water at 99 ppm. Check your water heater for scale.
Yes. Roots are a common cause of repeat slow drains in older clay or cast iron laterals anywhere, so we run a camera to find out, then clear the pipe or repair the line.
Campbell, CA coverage map
The map shows downtown Campbell near Campbell Park, the Pruneyard area by Highway 17 and the Los Gatos Creek Trail corridor.