Commercial Plumber in Campbell, CA

A Property Manager’s Guide to Plumbing in Campbell

Water: San Jose Water

Water service in Campbell, residential and commercial, comes from San Jose Water, not the City. Its customer service line, 408-279-7900, is staffed 24 hours. San Jose Water owns the pipe from the main to the meter and the meter’s outlet coupling; everything after the coupling, including the service line to the building and the building’s shutoff valve, belongs to the property. Don’t operate the meter valve yourself: San Jose Water asks customers to call when water needs to be shut off at the meter.

Sewer: the West Valley Sanitation District

Sewer service comes from the West Valley Sanitation District, based on East Sunnyoaks Avenue in Campbell, which also serves Los Gatos, Monte Sereno and about two-thirds of Saratoga. Its crews work around the clock. For a backup or overflow, call 408-378-2407 (press 2) or 408-385-3090 on weekdays from 7:30 a.m. to 4:30 p.m., and 408-299-2507 after hours. The District checks its main and, where a property line cleanout exists, clears the lower lateral at no extra charge, since that service is covered by the sewer charge on the property tax bill.

Sewer laterals and property line cleanouts

Under the District code, the owner is responsible for the building sewer from the building to the property line cleanout, including the cleanout. The District maintains the lower lateral from that cleanout to its main, but only if the cleanout is properly installed and accessible. Without one, the owner must clear the line all the way to the main. Laterals that connect to sewers in easements, and buildings served by a private sewer system, are the owner’s responsibility end to end. On larger sites, confirm whether the on-site sewer lines are private before assuming the District maintains them.

The District requires a property line cleanout for any work that needs a District permit, and can also require one after repeated blockages. It’s installed about two feet behind the property line, inspected by the District in two stages with a camera check, and also inspected by the City. When a plumber clears a lateral, root balls and grease must not be pushed into the District’s pipes; if they can’t be stopped, the District asks for a call to its operations line, 408-385-3070. If a blockage in the District’s part of the line is traced to the owner’s maintenance or to grease, the owner pays the District’s costs. See commercial sewer repair.

Buildings with a plumbing fixture less than one foot above the nearest upstream sewer manhole need a backwater valve, which the owner must keep working; the District advises checking it at the manufacturer’s interval, typically every three to six months.

Restaurants: the District’s grease rules

Every food service establishment must discharge through a grease control device approved by the District. The District code requires:

• Grease traps: cleaned every 30 days, or sooner when grease and solids reach 25% of the design depth.
• Grease interceptors: cleaned every 90 days, or sooner at 25%, and immediately if grease shows in the sample box. Devices are pumped dry and washed down; enzymes, bacteria and other grease-dissolving additives are prohibited.
• Records: kept on site for 3 years, including date, volume removed, hauler, license number and the measured grease depth.
• Changes: the District must be notified 60 days before a change of ownership, a remodel or a change in operations.

The City’s handout adds that each tenant needs its own interceptor on its own premises, and dishwashers can’t connect to under-sink traps. For a new restaurant, the District reviews the menu, the full plan set with the County Environmental Health stamp and a tenant roster. Converting a space to food service can also bring a capacity fee: the District’s sample fee for a 2,300-square-foot full-service restaurant is about $77,000, so check it before signing a lease. Scheduled hydro jetting keeps kitchen lines to the interceptor open.

Permits: the City, then the District

The City’s Building Inspection Division (408-866-2130) takes all permit applications online through MGO Connect. Water heaters, sewer line repair and water line repair are general trade (MEP) permits; the City’s guide requires plans for new water heaters, new fixtures and plumbing trenching, but not for replacing an existing water heater or fixture. An air quality ordinance adopted in September 2024 prohibits NOx-emitting appliances, including water heating, in new commercial buildings and substantial rebuilds, with limited exemptions such as commercial cooking.

Sewer and food service work then goes to the District. It sends a “No District Permit Required” letter, usually the next business day, or, when a permit is needed, typically takes 10 to 15 business days to issue it for non-residential work. Work in the street needs a City encroachment permit, and contractors working on District sewers there must be registered with the District. Non-emergency street work near Downtown Campbell is not allowed between Thanksgiving and Christmas, and newly resurfaced streets can’t be trenched for five years.

Backflow testing changes in 2027

San Jose Water requires backflow protection on fire services and some domestic services, usually a reduced-pressure (RP) assembly; check with its Backflow Department (408-279-7872) before buying a device. Assemblies must be tested every year. From January 1, 2027, San Jose Water will stop routine testing of customer-owned assemblies: owners will hire a certified tester, pay for the test and submit the report by the deadline San Jose Water sends. We install and repair the assemblies these rules require; see backflow preventers.

Water heaters: water hardness and SVCE rebates

San Jose Water’s 2025 report shows treated Valley Water averaging about 99 ppm hardness and its groundwater 288 ppm (175–451 ppm). The report’s source map shows most of Campbell served mainly by Valley Water and areas near the city’s northern edge mainly by groundwater; check the map for a specific address. Harder water means more scale in tanks, tankless heat exchangers and fixtures. When it’s time to replace, Silicon Valley Clean Energy, Campbell’s electricity provider, offers business rebates for heat pump water heaters that replace gas or electric units; a reservation is required before installation, and the claim needs proof of permitting. See commercial water heaters.

Sources

City of Campbell: Water & sewer services · Building · Building application guides · General trade permits (MEP) guide · Grease interceptors handout · Sewer line cleanout handout · WVSD permit information · Encroachment permits · Silicon Valley Clean Energy. West Valley Sanitation District: Contact · Service area · Got a backup · Sewer overflows · How the pipes work · Building a restaurant · Business permits · Property line cleanouts · Registered contractors · District Ordinance Code. San Jose Water: Contact · Who’s responsible for what · Backflow · Backflow testing changes, January 2027 · 2025 water quality report. Silicon Valley Clean Energy: Business rebate equipment specifications. Checked October 2026.