SS · Private sewer lateral · San Mateo County
Sewer lateral inspection & compliance
Selling, remodeling, or dealing with a backup? Your city may require a sewer lateral inspection before you can close or finish the job — and every city on the Peninsula does it differently.
We run these every week: camera, video, city form filed, report to you and your agent — usually the same week you call.
First, the basics
What is a sewer lateral?
The sewer lateral is the pipe running from your house, under your yard, out to the city's sewer main in the street. It is on your property, and it is your responsibility — not the city's. San Mateo says so plainly: the lateral is on private property, so inspecting and maintaining it falls to the owner.
Most Peninsula homes were built with clay or cast iron laterals. Over the decades those pipes crack and their joints separate, and tree roots find the gaps. Groundwater and stormwater seep in through the damage and get carried into the city's system. Enough of that across a neighborhood produces sanitary sewer overflows in the street — a public health problem and a water quality problem for the creeks and the lagoon. That is the reason these ordinances exist.
City by city
Who requires what
Some cities trigger at sale. Some trigger on a remodel permit. Burlingame requires a city representative to physically watch the test and won't accept a video in its place. Each row links to the city or SAMCAR source it came from. Ordinances change — confirm with your city, or call us and we'll tell you what yours needs.
| City | What triggers an inspection | Method & validity | Source |
|---|---|---|---|
| San Mateo | Sale of the property; improvements of $90,000 or more; a sewer class change; or a backup causing an overflow at a commercial or multifamily building | Camera inspection; city inspection form submitted to Public Works | Municipal Code 7.38.432 |
| Burlingame | Sale of a building 25 years or older, and when two or more plumbing fixture units are added | Witnessed test — water exfiltration or air test, watched by a city representative. Video alone is not accepted. Pass valid 10 years; full replacement 25 years. One free retest. | Ordinance 1329 / MC 15.12.110 |
| Millbrae | Before transfer of ownership. Exempt if tested and passed in the last 5 years, or the entire lateral was replaced in the last 20. | In-line CCTV video, building to city main, plus a compliance certificate | MC 8.20.450 |
| Hillsborough | Point of sale, retained under the town's 2012 ordinance | Video camera inspection — or a water test from the building to the property line where the lateral connects to the main in a street right-of-way. Compliance certificate required. | Town ordinance (2012) |
| San Bruno | Sale of a home originally built 50 or more years ago | Inspection and a Sewer Lateral Compliance Certificate before title transfers | MC 10.13, eff. May 8, 2015 |
| South San Francisco | Point of sale | Video review, subject to the city's acceptance requirements | City of South San Francisco |
| Pacifica | Point of sale, mandated since 2012 | Test required before close of escrow | SAMCAR summary |
| San Carlos | Not automatic at sale. Triggered by a major remodel, or converting a property from commercial to residential use. | Video inspection when required | SAMCAR summary |
| Belmont | Not automatic at sale — triggered by remodel work. Confirm the current threshold with the city. | Inspection on permit trigger | City of Belmont |
| Brisbane | Not automatic at sale — triggered by remodel work | Confirm with the city | City of Brisbane |
| Redwood City | Status unresolved — check directly with the city before you list | — | City of Redwood City |
Ordinances change. This table is a starting point, not legal advice — check with your city, or call and we'll check for you.
San Mateo in detail
Municipal Code 7.38.432
The City of San Mateo adopted the current version of its private sewer lateral ordinance in February 2020, effective December 1, 2020. Four things trigger a required inspection:
- Sale of real property
- Improvements to the property of $90,000 or more
- A sewer class change, as defined in Municipal Code 3.54.020
- A backup or blockage causing a sanitary sewer overflow at a commercial or multifamily residential building
The exemption most people miss
If an inspection was performed within the past five years and either needed no repairs, or the required partial repairs were since completed, you may not need a new one. If you have paperwork from a previous inspection, send it to us before you book anything — it may save you the whole appointment.
San Mateo runs a Private Sewer Lateral Cost Sharing Program — a cost-share grant meant to encourage owners to properly maintain their laterals and reduce groundwater getting into the city's system.
The critical detail: the application and quotes have to be approved before the replacement work starts. Replace the lateral first and apply afterward and you've given up the money. We provide the written quote the application needs. If your lateral fails, ask us about this before you schedule the repair.
What you get
Our inspection includes
The inspection itself
- Camera run of the full lateral, building to city main
- Recorded video sent to you — and to your agent or escrow officer
- Locating and depth marking of any trouble spot
- Under an hour on site in most cases
The paperwork and the plan
- The city's inspection form completed and submitted per that city's process
- A plain-English walkthrough of what the camera found
- What actually needs fixing versus what can wait
- A written repair quote, including trenchless options where they apply
If it fails
A failed lateral is not a dead deal
It happens often around here. Burlingame has been testing laterals since 1986, and by local accounts roughly half the homes tested have needed a repair or a replacement. There is almost always more than one way to fix it, and they are not the same price:
- Spot repair — when the damage is limited to a section
- Trenchless pipe bursting or lining — no trenching across the whole yard or driveway
- Full open-trench replacement — when the run or the conditions require it
- Clean-out installation — so future maintenance doesn't mean pulling a toilet
We'll show you the footage and give you the honest version of which one you need.
For agents & escrow
Your timeline is the timeline.
We work with agents across San Mateo County. Same-week scheduling, often next day. Report and video emailed the day of the inspection. City forms filed correctly the first time. Repair quotes you can hand a buyer without a fight.
We tell your seller the truth about what needs doing. No padded estimates that blow up your negotiation.
Get on the list
Call (650) 218-4085 and we'll add you to our priority scheduling list and send you the current city-by-city compliance sheet for your listings.
Questions
Frequently asked
How much does a sewer lateral inspection cost?
It depends on your city's requirements and the access at the property. Call us — we'll tell you what your city requires before you commit to anything.
How long does it take?
Most inspections take under an hour on site. You'll typically have the report and video the same day.
My inspection is from four years ago. Do I need a new one?
In San Mateo, a passing inspection within the last five years may exempt you. Send us what you have and we'll tell you whether it still counts.
The buyer's inspector says the lateral is bad. Do I have to replace the whole thing?
Not necessarily. We'll camera it ourselves and show you the footage. Sometimes it's a spot repair. Sometimes the previous report was reading a temporary blockage as damage.
Do you handle the paperwork with the city?
Yes. We complete the inspection form and submit it per that city's process.
Do you speak Spanish?
Yes.
Fastest way to get help
Call and talk to a plumber now.
Open 24 hours. Free estimates. No overtime charge nights or weekends.