Plumbing in Kingsway Oaks Depends on Which Unit You Own
Kingsway Oaks is a 137-lot subdivision on S Kingsway Rd that mails as Seffner 33584, though the Census puts it just inside the Brandon area. It was built in two parts: Phase 1, 60 homes with 47 built from 1987 to 1989, and Unit 2, 77 homes all built between 1999 and 2001. Lots are compact, about 0.19 acre, and houses run near 1,800 square feet.
Same name, two pipe eras. Phase 1 sits at the tail end of the 1978-to-1995 polybutylene window, so the supply material is the first question; Unit 2 postdates it. Around them, the older Lazy Lane Estates, Nita Estates and Greenewood plats, built 1965 to 1977, are the likelier places for original galvanized and cast iron.
Why the Lenna Lift Station Is Part of the Picture
County sewer records tag a lift station called Lenna to the Kingsway Oaks project, about a tenth of a mile from the center of the plat. Part of the flow here is pumped, so a street-level backup can start at the station. County Water Resources takes those reports at (813) 307-1000; we handle backups that begin in the house, and ask whether neighbors are affected before running a cable.
The sewer mains are 8-inch PVC recorded in August 1987 and February 1999, matching the two phases. County water mains in a 0.4-mile box are a mix of 86 PVC, 18 ductile iron, 6 asbestos-cement and 4 galvanized segments, which can account for sediment or pressure complaints that start in the street. Our who-owns-what guide sorts out the vocabulary.
Kingsway Oaks Services, by Phase
Phase 1 and Unit 2 get different checks under the same seven services.
- Emergency Plumbing Repairs — On compact lots the main shut-off and heater sit close together, so a failure there gets stopped in minutes.
- Plumbing Repairs — Phase 1 tickets lean to toilet rebuilds and weeping stops; Unit 2 tickets lean to fill valves and hose bibs.
- Plumbing Installation — A fixture swap in an 1,800-square-foot slab house is usually a same-visit job with new supply lines.
- Leak Detection — Short supply runs on 0.19-acre lots narrow the suspects fast once the meter test points the way.
- Water Heater Repair & Replacement — Phase 1 heaters have been replaced already, and Unit 2 units from 2000 are well past a conventional tank's range.
- Repiping (PEX) — Only Phase 1 raises the polybutylene question; Unit 2 postdates that window.
- Drain Cleaning & Hydro Jetting — Pumped flow near the Lenna station means we confirm whether neighbors are slow too before we run a cable.
Compact Lots, High Ground and Tight Slab Layouts
Houses of about 1,800 square feet on 0.19-acre lots mean short pipe runs, slab-on-grade layouts and heaters in a garage or closet close to the wall. At 76 feet on well-drained Fort Meade sand, in FEMA Zone X, flooding is not the heater question here.
That keeps leak tracing manageable, with few places for a line to hide. The repair-or-replace guide matters in Phase 1, where the houses are 37 to 39 years old and have outlived their original heaters more than once.
Kingsway Oaks Phases and the 1970s Plats Along South Kingsway
Two county plats share the Kingsway Oaks name, and the older plats around them go back to a sewer main recorded in December 1973.
- Kingsway Oaks Phase 1 — 60 lots, 47 of them built 1987-1989, with a tail to 1994 and a 1988 median; county sewer was recorded in August 1987.
- Kingsway Oaks Unit 2 — 77 homes, all built 1999-2001 with a 2000 median, on sewer recorded in February 1999 near Wheeler Rd and Kingsway.
- Lazy Lane Estates — 118 homes built 1974-1977; its county sewer project dates to December 1973, the oldest around Kingsway Oaks.
- Nita Estates — 90 homes built 1974-1976, the same 1970s window as Lazy Lane Estates, with similar-age plumbing to match.
- Greenewood and Greenewood Unit 2 — Homes built 1965-1978, an older mix that includes some of the earliest houses in the Kingsway Oaks area.
- Oak Forest — 92 homes built 1978-1980, plus an addition with houses from 1982-1986 that stretches the plat across two building eras.
- Greenfield Terrace — 56 homes built 1985-1986; its sewer was recorded in July 1984 together with a Craven lift station.
- Oak Glen — 72 homes built 1997-1999, tied to the Valencia Park lift station that the county recorded in March 1997.
- Wheeler Groves — 49 homes built 2002-2004, among the newest plats close to Kingsway Oaks, along Wheeler Rd.
Kingsway Oaks Roads and Anchors: S Kingsway, E Wheeler and the Lenna Lift Station Street
South Kingsway Rd and East Wheeler Rd cross near the plat, and most of the anchors below are within a mile.
- S Kingsway Rd — County collector that runs past the plat and links it north to Seffner and south to central Brandon.
- E Wheeler Rd — County collector that crosses Kingsway near the Unit 2 sewer project, which the county titles Wheeler Rd and Kingsway.
- S Parsons Ave — Minor arterial about half a mile west of Kingsway, running parallel to the plat's main road.
- Dr. Martin Luther King Jr. Blvd (SR 574) — State Route 574, classed by the county as a principal arterial, is the closest major road north of the plat.
- Lenna Ave — A local street through the area that also gives its name to the county lift station beside the plat.
- Colson Elementary School — Located on Lakeview Ave, 0.42 miles from the plat center, the closest school to Kingsway Oaks.
- Rodney Colson Sports Complex — County park entered from Gerard Ave, within half a mile, with fields and courts used as an address reference.
- North Brandon Sports Complex — A large county complex on South Kingsway Rd, roughly 0.62 miles from the plat.
- Fire Station 18 — Stands on South Kingsway Rd, 0.71 miles from Kingsway Oaks.
Kingsway Oaks: Two Plumbing Eras, a Lift Station and Compact Lots
Kingsway Oaks packs two building eras, a county lift station and unusually small lots into one name.
- Phase 1 (47 of 60 homes built 1987-1989) and Unit 2 (all 77 built 1999-2001) share the Kingsway Oaks name but have different county sewer records, from August 1987 and February 1999. Pipe type and age depend on which unit a house is in, and Phase 1 houses are about 38 years old.
- A county lift station named Lenna (F-91D), tagged to the Kingsway Oaks sewer project, sits about 0.1 miles from the plat center. Flow here is partly pumped, so a backup in the street can be a station issue; mains and pumps are county infrastructure, while a plumber handles what is inside the house.
- Lots are compact, with median sizes of 0.185 to 0.196 acres and houses of 1,804 to 1,878 square feet, compared with 0.34 acres in neighboring Hickory Hill. Short runs and slab-on-grade layouts make slab-leak detection and reroutes tight, careful jobs, because there is little room to work around the foundation.
- County water mains in a box about 0.4 by 0.45 miles around the plat number 116 segments: 86 PVC, 18 ductile iron, 6 asbestos-cement, 4 galvanized and 2 steel. The mix, with a median install year of 1987 and a few from the 1950s-60s, helps explain pressure or sediment complaints that start on the street side.
- The plat stands at 76.1 feet on well-drained Fort Meade sand in FEMA Zone X. This is the highest ground of the plats near it, so there is no flood-zone elevation rule for water heaters.
- In Census tract 122.07, 1,405 of 3,023 housing units (46.5%) were built in the 1970s. The surrounding 1970s plats, Lazy Lane, Nita Estates and Greenewood, are the likeliest to keep original galvanized or cast-iron house plumbing.
Kingsway Oaks: tell us Phase 1 or Unit 2
That one detail, plus a photo of the heater label, texted to 813-733-7188, lets Tim bring the right parts. He will confirm the price in writing before any work begins.
CALL 813-733-7188Kingsway Oaks Questions: Phases, Toilets, Mains and Relief Valves
Check the year built on your property record. Phase 1 homes date mostly to 1987-1989 and Unit 2 to 1999-2001. Phase 1 falls at the end of the polybutylene window, so we inspect the supply pipe; Unit 2 postdates it. The county plat name on your deed shows which unit you are in.
Rebuild when the bowl and tank are sound: a flapper, fill valve and supply line fall within our $125 to $350 standard repair range. Replace when the porcelain is cracked, it clogs often or the bolts have corroded. An installed fixture runs $200 to $450. A newer toilet can also use less water per flush.
No. The county record describes the main under the street, not the pipe from your house to it. House lines from 1987 can be PVC, ABS or something older. A camera inspection, $150 to $300 stand-alone, shows the material, joints and slope of your own line.
Short runs mean few suspects. We shut off water at the meter box, watch whether the dial moves, then pressure-test zones to narrow the search before listening for the sound of the leak. The detection fee of $200 to $450 is credited toward the repair if we find it.
Not necessarily. A dripping relief valve can mean thermal expansion pushing pressure up, a worn valve or a tank near its end. Where a check valve or regulator closes the system, an expansion tank at $250 to $450 often stops it. Tell us the heater's age and we can say repair or replace.
What Surrounds Kingsway Oaks
Old Seffner
North along Lenna Ave to the oldest houses in the census area.
Lake Shore Ranch
East off Wheeler Rd, built 1998-2001 with three pump stations within a quarter mile.
Hunters Lake
Further down S Kingsway Rd, a three-bath Reserve built 2015-19 near 1978-86 neighbors.
Brandon
Further south, with the 1970s-80s plats north Brandon is known for.
The Hammocks at Kingsway
The same road about two miles north, 299 houses built in a 2006-09 burst.