The City of Lemon Grove's General Plan refers to the established Central Avenue neighborhood, a residential area that lies within walking distance of downtown. We use the name the same way, as a local label for the streets around Central Avenue and not as an official boundary.
This page is written for homeowners and small landlords there. It is about practical plumbing decisions, such as when to repair, when to replace and what to ask before a plumber starts.
Where the Central Avenue area is
Central Avenue forms the southern edge of the city's Downtown Village planning area, so the neighborhood begins just south of downtown. The General Plan names Central Avenue, San Miguel Avenue and Kempf Street as neighborhood streets that residents walk, and notes that sidewalks are not currently provided on them.
The city has not published a neighborhood boundary that we could find. We therefore describe the area by those anchor streets and the trolley line, and we ask for your address on every call.
What the city says about the housing
The General Plan describes the established neighborhoods south of Broadway as mostly single-family homes from the post-World War II boom, with some condominiums and apartments. It also notes that some early estate and farm houses remain.
The plan's Eastern Central Avenue residential area allows more homes per lot than the older pattern, and the plan notes that some apartments and condominiums have been built there in recent years. Citywide, about 47 percent of housing units were rented in 2020, so many calls come from tenants and landlords.
Plumbing problem near Central Avenue?
Call and describe it. We will tell you what to shut off and what to expect.
Practical plumbing questions for established homes
Repair or replace
Ask your plumber what the failed part is, how old it is and what the rest of the line looks like. A clear answer helps you decide.
Slow drains that return
If a drain clogs again within weeks, ask for a camera look at the line instead of another quick clearing.
Water heater age
A tank heater that is past ten years deserves a plan. Replace it on your schedule and not at midnight.
Know your shutoff
Find the main water valve before you need it, and make sure it turns. Tenants should know where it is too.
General information about plumbing, not a statement about specific buildings in the area.
What to do while you wait
Stop the water
Close the shutoff for the fixture or the main valve if water is flowing.
Stop using drains
If a line is backing up, stop running water and do not flush.
Protect floors
Move rugs and furniture, and keep outlets and power strips away from wet areas.
Call us
Give the address and what you see. If you smell gas, leave and call 911 first.
Services homes here call us for
Clogs and backups are covered under drain cleaning and sewer line repair. Hot water problems are covered under water heater repair and water heater replacement, and hidden moisture under leak detection.
Utilities and nearby areas
Helix Water District supplies water to Lemon Grove. Which agency serves your sewer depends on your address, so the City of Lemon Grove public works office can tell you. Plumbing work in California follows the California Plumbing Code, which is based on the Uniform Plumbing Code (UPC), and a plumbing contractor holds a C-36 license that you can check at cslb.ca.gov. For gas smells, call 911 or your gas utility first.
Downtown is just north, and its shops, offices and apartment buildings are covered on our Downtown Village page. La Mesa lies to the northeast, and we cover it on our La Mesa page.
Frequently asked questions about plumbing in Central Avenue
The General Plan uses the phrase established Central Avenue neighborhood, but we found no published boundary. We describe it by Central Avenue, San Miguel Avenue and Kempf Street, and we confirm your address by phone.
The plan describes the established neighborhoods south of Broadway as mostly post-World War II single-family homes. It does not say anything about the pipes, so we look at each house on its own.
Yes. Tenants should tell the landlord about a problem in writing. If the landlord cannot be reached, call us and we will tell you what to do first.
If a line clogs again within weeks, or more than one fixture backs up, ask for a camera inspection. It shows the cause so you can decide on a repair.
It depends on the work. Ask the City of Lemon Grove building department, and ask your plumber which parts of the job need one.