The radiant repair landscape
Most homeowners worry that a radiant heating problem means tearing up the floor. It almost never does. The PEX tubing buried in your slab or under your subfloor has a 50-year-plus expected life — it's the toughest material in the entire system. What fails is the stuff above the floor, where every component is accessible.
Here's what actually breaks, in rough order of frequency:
- Zone valves and actuators — the controls that decide which loops get flow
- Air-locked loops — accumulated air blocking water movement
- Circulator pumps — fail mechanically after 10-15 years
- Thermostats and controls — wiring, batteries, communication issues
- Manifold fittings — connections at the manifold can weep or fail
- Expansion tank and pressure controls — pressure swings, leaks at the relief valve
- Buried PEX leaks — rare, but possible from nail strikes, freeze, or original install defects
The first six are routine, same-visit repairs in most cases. The seventh — a buried leak — sounds catastrophic but we find them precisely before any cutting.
Common symptoms and what they usually mean
One zone isn't heating
Most common: stuck zone valve. The motorized valve that controls flow to that loop has failed in the closed position. Diagnostic is simple — we feel the supply line going to that zone and the return coming back. If both are at room temperature when the thermostat is calling for heat, the valve isn't opening. Repair: replace the zone valve actuator (typically the failure point, not the valve body itself).
Whole system isn't heating
Boiler issue or circulator failure. We check boiler operation first (no fault codes? Lighting normally? Producing heat?), then check the circulator. A failed circulator means the boiler can heat water but nothing's moving it through the floor loops. The circulator should be warm to the touch when running — if it's cold during a heat call, it's failed.
System runs constantly, never gets warm
Usually one of three things: airlocked loops (water can't flow through air pockets), low system pressure (not enough water to circulate properly), or a failed thermostat anticipator. We bleed the system, check pressure, verify thermostat — typically a 30-60 minute fix.
Banging or knocking sounds when system fires
Either water hammer from a failed check valve, air in the loops causing turbulent flow, or PEX expansion against framing. Diagnose by ear and pressure check. Usually a quick fix once we identify which one.
Water on the floor near the manifold
Most commonly: a fitting failure at the manifold itself, or condensation on a cold loop section. We check first for fitting leaks (visible drips when system is pressurized), then check the supply temperature — if loops are running too cold, condensation can form on the manifold.
Damp spot somewhere on the floor
Possible buried PEX leak. We diagnose with thermal imaging (looking for an unexpected hot or cold spot), pressure isolation (closing each zone independently to see which one drops), and acoustic testing if needed. Most leaks we locate to within 12-18 inches before any access work begins.
"We've had homeowners call after another contractor told them the only fix was a full floor demo. We came out with the thermal camera and found the leak under a single 8x8 inch tile. Replaced one fitting, restored the tile. Total cost: under $700."
How we detect leaks in buried tubing
For the rare situation where the leak is in the slab or under the subfloor, we use three diagnostic techniques in combination:
- Thermal imaging. When the system runs, the leaking water creates either a warm spot (where heat is concentrated) or a cold spot (where water is pooling away from a heat source). A FLIR camera scans the floor and reveals the pattern that points to the leak.
- Pressure isolation. We close zone valves one at a time and pressurize. The zone that loses pressure quickly has the leak. This narrows the problem from "somewhere in the house" to "this specific loop."
- Acoustic listening. For slab installations, specialized acoustic equipment can sometimes pick up the sound of water escaping under pressure. Works best in quiet conditions; not always conclusive but useful as a confirmation.
By combining these techniques we typically locate buried leaks to within a foot or two. Access work then targets the actual leak point, not a guess. The vast majority of buried leak repairs we do remove a tile, a small section of carpet, or cut a clean access hole in a finished basement floor — not the dramatic demo people fear.
Radiant repair pricing
Manifold & control brands we service
Uponor (Wirsbo), Viega, Rehau, Watts Radiant, tekmar, Honeywell, Taco, Grundfos. The major brand-specific zone valve and manifold systems we see in Utah homes are all routine for us.
When repair stops making sense
- Multiple buried leaks within 12 months — suggests systemic problem with the original install or material
- Original PEX older than 30 years with degradation visible at manifold — material is approaching end of life
- Manifold from an obsolete system with no parts available — sometimes simpler to replace the whole manifold assembly
- Whole-floor renovation already happening — opportunity to upgrade if the radiant is also aging
None of these are common. The vast majority of radiant repair calls end with a one-visit fix and another decade-plus of reliable operation.
Where we repair radiant heat
All 26 cities. Highest concentration in Park City, Heber Valley, Cottonwood Heights, Holladay, and the foothill custom-home markets where radiant is densest. Full service area list →