Langley Plumbing

Introduction

Langley is one of Metro Vancouver’s fastest-growing regions, split between the City of Langley (~28,000 residents) and the Township of Langley (~132,000 residents). With a combined population of more than 160,000, the area is a mix of heritage homes, new subdivisions, and rural acreages. That diversity means plumbing systems range from modern PEX to aging galvanized steel—and in rural zones, private wells and septic systems still play a big role.

Water Source, Quality & Hardness

• Water source: Most homes in Langley City and Township are connected to Metro Vancouver’s water supply (Capilano, Seymour, and Coquitlam watersheds). However, some rural homes still use private wells.
• Water quality: Municipal supply is treated and tested daily, meeting BC’s Drinking Water Protection Act requirements.
• Water hardness: Metro-supplied water is very soft (0.5–1.0 gpg). Well water hardness varies depending on geology and depth.

Housing Stock & Plumbing Factors

• Older homes (1960s–80s): Many still rely on galvanized steel or cast iron pipes, prone to leaks and low pressure.
• New subdivisions (Willoughby, Walnut Grove, Murrayville): Modern PEX piping and high-efficiency fixtures.
• Townhomes/condos: Strata plumbing issues are common as multi-family housing expands.
• Rural properties: Well water and septic tanks remain in use in Aldergrove, Fort Langley, and South Langley.

Common Plumbing Issues in Langley

1. Well water problems: Mineral buildup, pump failures, and bacteria contamination.
2. Septic system failures: Older systems can clog or overflow, leading to costly repairs.
3. Sewer line root intrusion: In older clay laterals, especially in Langley City.
4. Flooding risk: Homes near the Nicomekl and Salmon Rivers are prone to basement and crawlspace flooding.
5. Hot water tank failures: Aging suburban homes often face tank corrosion and leaks.

Private Wells & Arsenic Risk

While most Langley residents are connected to Metro Vancouver’s treated water, many rural homes rely on private wells. Research in the Surrey–Langley groundwater area found that over 40% of tested wells exceeded Health Canada’s limit (0.010 mg/L) for arsenic, and another 40% showed detectable levels below that threshold.

Because arsenic has no taste, smell, or colour, the only way to detect it is through testing. Fraser Health recommends that well owners test their water at least once a year, and specifically screen for arsenic if the well is deep or drilled into marine/glacial sediments.

⚠️ Treatment options include point-of-use reverse osmosis, whole-home filtration systems certified for arsenic removal, or in some cases replacing or re-screening the well. For guidance, see Fraser Health’s Private Well Owners resources.

Seasonal Considerations

• Fall/Winter: Heavy rains can overwhelm sump pumps and perimeter drains.
• Spring: Snowmelt increases groundwater, stressing older drainage systems.
• Summer: Metro Vancouver watering restrictions apply to all municipal water users.
• Winter cold snaps: Outdoor hose bibs and uninsulated rural pipes are at risk of freezing.

Plumbing Costs in Langley

Langley plumbing costs align with Metro Vancouver standards. All service calls have a minimum charge of $249 before tax.

Service	Low	Typical	High
Unclog a drain	$249	$350	$600+
Replace a faucet	$249	$400	$800+
Hot water tank replacement	$1,200	$1,800	$3,000+
Emergency after-hours call	$400	$600	$1,000+

⚠️ Estimates disclaimer: Prices exclude after-hours premiums, permits, and materials.

Local Regulations & Permits

• City of Langley Building Division: Building Permits & Inspections | 604-514-2804
• Township of Langley Building Inspection: Permits & Licences | 604-533-6018
• Water/Sewer emergencies: Township Engineering Operations 604-532-7300

Case Study: Septic System Upgrade in Aldergrove

A rural homeowner in Aldergrove struggled with recurring septic backups during heavy rains. In 2021, they replaced their aging tank and drain field and added a sump pump for extra protection. When the atmospheric river storm hit later that year, their system handled the surge without issue, saving them from thousands in cleanup and restoration costs.

FAQs (Langley-specific)

Is Langley water hard or soft?
Municipal supply is very soft (~0.5–1.0 gpg). Well water hardness varies.

Do Langley homes use septic or city sewer?
Most City of Langley homes are on sewer, but many rural Township homes use septic.

Do I need a permit for plumbing renovations?
Yes, permits are required for new installations, drainage modifications, and major replacements.

What plumbing issues are common in rural Langley?
Septic backups, well pump failures, and arsenic contamination are common risks.

Who do I call for water or sewer emergencies?
For Township services, call Engineering Operations at 604-532-7300.

Tips for Langley Homeowners

• Test well water annually for arsenic and bacteria.
• Replace galvanized and cast iron pipes before leaks occur.
• Schedule septic tank pumping every 3–5 years.
• Install sump pumps and backwater valves in flood-prone homes.
• Use efficient irrigation to stay within summer water restrictions.

Conclusion

Langley’s mix of urban, suburban, and rural homes creates a wide range of plumbing needs. From replacing galvanized pipes in older city homes to testing wells for arsenic in rural areas, proactive care saves money and protects health.

👉 Book a licensed plumber in Langley today at unclogit.com or call 604-496-1661.