What We See in Los Altos Homes

Los Altos covers roughly 6.5 square miles, but the range of home ages and construction types within that footprint is remarkable. Here is what we have learned from years of working inside these homes.

North Los Altos and Old Los Altos (94022)

North Los Altos was the first part of town to develop when Paul Shoup began selling land in 1908, and Old Los Altos, just across Foothill Expressway, retains the feel of a tree-lined enclave with some of the city's most established homes. University Avenue, Los Altos Avenue, and Edith Avenue are lined with properties ranging from original 1920s Craftsman bungalows to expansive new builds that have replaced mid-century ranches.

The plumbing story in this area is one of layers. Original homes often have a patchwork of galvanized steel from the initial build, copper additions from renovations in the 1970s and 1980s, and sometimes modern PEX sections added during kitchen or bathroom remodels. That mix of materials creates corrosion at connection points, which is a leading cause of pinhole leaks and pressure drops. If you are experiencing discolored water at first use in the morning or noticeably lower pressure at upstairs fixtures, the supply lines likely need attention.

The proximity to Shoup Park and the mature trees along Edith Avenue also means older sewer laterals in this area face constant root pressure. We recommend a camera inspection every two to three years for any North Los Altos home with original clay pipe.

The teardown trend in North Los Altos has been significant. Many of the original quarter-acre lots now support much larger custom homes, some with basements, which require sump pumps, below-grade drainage, and plumbing layouts that are fundamentally different from a simple slab-on-grade ranch. We work with builders and homeowners on both remodels and new construction plumbing throughout this neighborhood.

Country Club and Loyola Corners (94024)

The Country Club neighborhood, named after the Los Altos Golf and Country Club, sits along the foothills near the San Antonio Open Space Preserve. Homes here tend to sit on larger lots, often a quarter acre to a full acre, with a mix of architectural styles from 1940s ranches to modern estates. The rolling terrain and elevation changes mean water pressure can vary noticeably from one block to the next. Hillside homes often need pressure regulators or boosting systems, and we install and maintain both.

Loyola Corners, just south of Country Club, has its own distinct character anchored by local businesses along Miramonte Avenue and Foothill Expressway. Homes here range from mid-century ranches to remodeled Craftsman-style properties. This area was transitioning from agricultural land in the 1950s and 1960s, so most of the original plumbing dates to that era. Copper supply lines, cast iron waste pipes, and clay sewer laterals from 60+ years ago are all common.

One consideration specific to the Country Club area: the neighborhood is technically in unincorporated Santa Clara County, not the City of Los Altos. This means the county building department handles permits, which can affect the process for larger plumbing projects like whole-house repipes or sewer line replacements. We handle all permit coordination regardless of jurisdiction.

South Los Altos, Central Los Altos, and Rancho (94024)

South of El Monte Road, the neighborhoods of South Los Altos, Central Los Altos, and Rancho form the residential heart of the 94024 zip code. This area was once orchards and empty lots, but by the late 1950s it had filled in with the single-story ranch homes that still define many of its streets. Parma Way, Echo Drive, and the blocks surrounding the Rancho Shopping Center feature larger lots averaging nearly 15,000 square feet, many of which have undergone significant renovation or complete teardowns.

South Los Altos also contains a pocket of Eichler homes, along with Mediterranean and Craftsman builds interspersed among the dominant ranch style. The Eichlers present the same slab-on-grade and radiant floor heating challenges we see in Mountain View's Monta Loma neighborhood and throughout Cupertino's Rancho Rinconada.

Water heater replacements are a frequent call in these neighborhoods. The combination of hard groundwater and original units that have been in service well past their expected lifespan means we replace more water heaters in this part of Los Altos than anywhere else in the city.

The Highlands and Woodland Acres (94022)

West of Foothill Expressway toward the foothills, The Highlands and Woodland Acres offer a quieter, semi-rural atmosphere with larger lots and mature trees. Homes here often sit on hillside terrain with longer runs of supply line from the street to the house, which can result in lower pressure at fixtures during peak usage. We install pressure boosting systems for hillside homeowners as needed.

The proximity to Rancho San Antonio Open Space Preserve means the landscaping in this area is especially mature, with deep root systems that can be aggressive with underground drain and sewer lines. Properties backing up to open space often deal with more root intrusion than flat-lot homes closer to downtown.

The Impact of Los Altos Water on Your Home

Los Altos has a more complex water supply situation than most homeowners realize, and where your home sits in the city determines what kind of water you are actually receiving.

• California Water Service (Cal Water) Los Altos Suburban District:  Which serves most of Los Altos proper and has been the city's water provider since 1931. Cal Water uses a blend of local groundwater from wells in the Santa Clara Valley basin and purchased treated surface water from Valley Water (formerly the Santa Clara Valley Water District). The groundwater component is the variable. It tests hard, with readings that can reach 270 ppm or higher of calcium carbonate, which classifies it as "very hard" by EPA standards.
• Purissima Hills Water District: This serves most of Los Altos Hills and the higher-elevation portions of the 94022 zip code. Purissima receives 100% of its supply from the San Francisco Public Utilities Commission's Hetch Hetchy system, which is Sierra Nevada snowmelt. This water is naturally soft, typically under 75 ppm of calcium carbonate.

The practical difference is significant. A home on Country Club Drive receiving Cal Water groundwater blend will experience noticeably more scale buildup on fixtures, faster mineral accumulation inside water heaters, and white deposits on shower glass compared to a home up the hill in Los Altos Hills on the Purissima Hills supply. In the Cal Water service area, we see tank water heaters lasting 8 to 10 years versus the 12 to 15 years you might get in a softer-water zone.

We test water hardness during service visits and can recommend a water softener or whole-house filtration system matched to your actual supply. Homes on Cal Water's groundwater blend almost always benefit from treatment. Homes on the Purissima Hills supply typically do not need softening but may want carbon filtration for chlorine taste and odor.

Emergency Plumbing Response for Los Altos Homes

When a supply line fails or a sewer backs up, you need a team that can get to your Los Altos home quickly. Our crew dispatches directly from 228 San Jose Ave in San Jose, near the Highway 87 and 280 interchange. Here is how quickly we reach Los Altos neighborhoods:

• North Los Altos and Old Los Altos (94022): 18 to 22 minutes via El Camino Real or Foothill Expressway.
• Country Club and Loyola Corners (94024): 20 to 25 minutes via Highway 85 to El Monte Road or Foothill Expressway.
• South Los Altos, Rancho, and Central Los Altos (94024): 18 to 22 minutes via Highway 85 to the El Monte Road exit or surface streets through Campbell.
• The Highlands and Woodland Acres (94022): 22 to 28 minutes via Foothill Expressway depending on location and elevation.
• Los Altos Hills (94022): 25 to 35 minutes depending on road access and elevation.

We prioritize active water leaks and sewer backups to minimize damage to your home. With homes in Los Altos valued at $3 million and up, water damage from even a short delay can be devastating. Our trucks carry the parts and equipment to resolve most emergencies on the first visit, so you are not waiting on a second appointment while water sits on hardwood floors or a backed-up sewer line threatens your foundation.

Call (408) 403-5910 for same-day emergency plumbing service in Los Altos.

The Los Altos Teardown-and-Rebuild Boom

Los Altos has one of the highest rates of teardown-and-rebuild construction in the South Bay. Many of the original 1950s ranch homes on quarter-acre lots are being replaced with larger custom homes, and a growing number of those new builds include basements. That new construction brings plumbing requirements that go well beyond what the original home needed.

Basement construction requires below-grade drainage systems with sump pumps, ejector pumps for below-sewer-line waste, and waterproofing details that connect directly to the plumbing system. We work with general contractors and homeowners during the planning phase to design plumbing layouts that meet code, perform reliably, and integrate with the rest of the home's systems.



For homeowners planning a major remodel rather than a full teardown, we handle all aspects of the plumbing scope, from rerouting supply and waste lines to accommodate new floor plans, to upgrading water heater capacity for larger homes, to installing new fixtures and connecting appliances. We pull permits through both the City of Los Altos building department and the Santa Clara County department for properties in unincorporated areas like Country Club.