The area at a glance
Biola University sits in the northern part of La Mirada, and the neighborhoods around it are largely single-family homes from the city's postwar building boom, with some later infill. The campus has its own facilities staff for university buildings; this page is about the private homes and rentals on the surrounding streets.
Many of those houses share the traits common across La Mirada: slab-on-grade foundations, supply lines that started out galvanized or early copper, and clay or cast-iron sewer laterals under the front yard. Check your own property records for the year your house was built, since later homes may differ.
Typical plumbing traits nearby
- Common foundation
- Slab-on-grade
- Original supply pipe
- Galvanized or early copper, often partly replaced
- Original sewer lateral
- Clay or cast iron
- Gas service
- SoCalGas
- Water
- Hard; check your bill for your provider
Problems that show up in shared rentals
| Problem | Why it is common here | What helps |
|---|---|---|
| Main line clogs | More people, more showers, and wipes or grease going down drains | House rules on what goes down drains; camera if it recurs |
| Running toilets | Heavy use wears flappers and fill valves | Dye tests each semester |
| Water heater runs out | A tank sized for a family serving many tenants | Check sizing; consider a larger or tankless unit |
| Washer hose failures | Frequent laundry loads | Braided hoses and an accessible shutoff |
For landlords and tenants
- Post the location of the main shutoff and water heater valves where every tenant can find them.
- Agree in writing who calls a plumber and who pays for which repairs.
- Give tenants a simple list of what not to flush or pour down drains.
- Keep the outside sewer cleanout uncovered and reachable.
- Make sure the water heater is strapped and the relief valve pipe is clear.
Who to contact
- Permits for water heaters, repiping or sewer work: check with the City of La Mirada.
- Meter, street-side leaks or water quality: the water provider listed on the bill.
- Gas odor or meter issues: SoCalGas, or 911 if you smell gas.
- A contractor's license: look it up at cslb.ca.gov before hiring.
Common questions
Does the university handle plumbing for nearby rentals?
No. Private homes and rentals near campus are the owner's responsibility, not the university's.
Should a tenant call a plumber directly?
Follow the lease. In an emergency, stop the water first, then contact the landlord or property manager.
Why do shared houses get more clogs?
More people mean more hair, wipes and grease reaching drains, especially in older clay laterals.
General information for La Mirada, not a quote or professional advice. In an emergency, call 911.