How much does it cost to fix a shower pan leak?

Shower pan leak repair cost and what to ask the seller

A shower pan leak costs $1,500 to $6,000 to fix once you count the water damage, according to Home Restoration Costs. Before you ask the seller for money, have a licensed plumber run a flood or dye test to confirm the pan is the source. Then ask for their written bid total. Extensive subfloor rot or a second-floor shower can push the job past $8,000.

Key takeaways

• Inspectors working to the International Association of Certified Home Inspectors (InterNACHI) standards don't have to leak-test the pan, so your report may flag a sign of a leak, not a confirmed one.
• The subfloor is usually the bigger bill. These leaks can run for weeks or months before anyone sees them.
• Demolition, drying and the rebuild run about two to three weeks, so check the timeline against your closing date before agreeing to a seller repair.

What does a shower pan leak on my report mean?

The shower pan is the waterproof base that sends water to the drain. Cracks, failed seams or a poor install can let water into the subfloor below.

Read your report's wording closely. InterNACHI's standards say an inspector is not required to "test shower pans, tub and shower surrounds or enclosures for leakage." So whatever your inspector saw points to a leak without locating it. The water could also be coming from grout, caulk or a nearby supply line.

Treat an active leak as a repair to line up before your deadline. The Environmental Protection Agency (EPA) says to "fix plumbing leaks and other water problems as soon as possible." It also says molds "have the potential to cause health problems."

If your report lists other plumbing items too, the plumbing findings guide covers them.

Shower pan replacement cost, from test to rebuild

The price turns on how far the water got, so match the row to what the plumber finds.

Your report has more lines than this one, and Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional's quote.

The top three rows are the test and the pan itself. The bottom three add the damage around it, which is where most of the money goes.

Here's one case. The plumber's test confirms a failed liner and a soft subfloor under a first-floor shower. The test costs $150 to $400 and the subfloor row $2,500 to $4,500, so $2,650 to $4,900 before tile. If the bid leaves tile out, Home Restoration Costs puts new tile at another $1,500 to $3,000, which brings it to $4,150 to $7,900. If the bid lands above your total, ask the plumber what it covers that the rows don't.

Who fixes a leaking shower pan?

Start with a licensed plumber. Fixr's advice is to "work with licensed plumbers for shower repairs." Ask for the flood or dye test before anyone opens the shower. Home Restoration Costs warns that some contractors "skip straight to demolition" when a smaller fix would have done.

When the plumber comes out, ask four things:

• Was the subfloor checked with a moisture meter, or only looked at?
• Can the tile be saved, or does the whole surround come out?
• For an upstairs shower, was the ceiling below checked?
• Does the bid include the tile work, or do I need a tile contractor too?

The guide to getting repair estimates during the inspection period covers how to get a written bid before your deadline.

What do I ask the seller for?

Ask for a credit equal to the plumber's bid total, and attach the bid. A credit lets you pick the plumber and control the work after closing. The full job takes time: Home Restoration Costs lays out demolition in days one and two, drying through day seven, then the new pan, tile and finish work in weeks two to three. Check that against your closing date before you agree to a seller repair.

If the seller would rather fix it, ask for the test result, a written scope that includes the subfloor, and the receipts before closing. A new pan set on a subfloor nobody checked is incomplete work.

The buyer repair request letter template has the wording. What to ask for after a home inspection covers the rest of your list. Your contract sets the exact deadline and terms, so confirm them with your agent.

What if the seller says no?

Negotiate it as one line once a plumber has priced it. The walk-away question gets serious when the test finds rot in the structure or the bid lands in the bottom row; weigh it against your budget with when to walk away after a home inspection.

Does homeowners insurance cover a shower pan leak?

It depends on how the leak happened. Washington's insurance regulator says home insurance often covers sudden, accidental water damage, while most policies "don't cover gradual leaks that have continued for long." It adds that many policies offer limited mold coverage, "but only when the mold results from a covered loss." Whether a policy would treat this leak as sudden or gradual is an insurance agent's call. Price the repair now instead of counting on a claim later.

Can a leaking shower pan be sealed instead of replaced?

Sometimes. If the plumber's test traces the leak to the drain assembly or the grout, a resealed drain or new grout can solve it. Patching a small crack or resealing seams costs $200 to $800 when a pro does it. A pan that has already soaked the subfloor needs the bigger repair.

If the shower pan is one finding of many, upload your inspection report to Kept and spend your remaining days on the bids that need a plumber.

Sources

• Home Restoration Costs, Shower Pan Leak Repair Cost (Water Damage)
• Modernize, Shower Repair Costs
• Fixr, Cost to Repair Shower
• InterNACHI, Home Inspection Standards of Practice
• EPA, A Brief Guide to Mold, Moisture and Your Home
• Washington State Office of the Insurance Commissioner, Leaks, water damage and mold