Plumbing Tips 3

For the third and final article in this home plumbing maintenance series, we examine angle stops, water supply lines and the main shut off valve.

Angle Stops

Angle stops are valves located under your kitchen and bathroom sinks, at your washing machine, at the toilet, and refrigerator icemaker. There are angle stops for both hot and cold water. Most angle stops are of the gate variety and are made of materials that may fail over time. Replacement of these valves is recommended when they are showing signs of leaking or they have “frozen” in the open position – meaning they can’t be turned one way or the other.

A plumber may be able to change out old angle stops with a new ball variety in a modest size home for less than the homeowner’s standard $500 deductible.

Angle stops need to be “exercised” regularly to make sure they are not frozen in the open position. Every month or two simply turn the angle stops off and on a few times. This will keep them working as they were designed. Never force a valve that is frozen in position. If you find a frozen valve, consult a plumbing professional as soon as possible.

Water Supply Lines

Water supply lines are connected from the angle stop to the appliance they serve, such as a faucet, toilet, washing machine, dishwasher and refrigerator icemaker. Many times these are thin rigid lines that can easily break and cause extensive damage. Water supply lines should be checked regularly for corrosion and rust and changed every 5 to 7 years.

Among the preferred lines are those that are stainless steel braided over rubber with threaded couplings on both ends for the sink and toilet lines. Don’t forget the dishwasher and refrigerator icemaker supply lines. They are often overlooked because they are hidden. Replace plastic tubing with either soft copper or steel braided supply lines.

Main Water Shut Off Valve

Every homeowner should locate their main water shut off valve and know how to use it.

There are two types of main water valves: the gate valve and the ball valve. The gate valve is recognized by its round handle that must be turned a number of times to open or close the valve. The ball valve is recognized by its single handle that needs to be turned 1/4 turn, or 90 degrees, to turn the water on or off.

Your plumbing professional can tell you about the condition of the main water valve in your home and replace it if necessary.

You can read the full article here at http://www.lowes.com/lowes/lkn?action=howTo&p=Safety/PlumbMaint.html

Plumbing Tips 2

Plumbing is the kind of thing most people would rather sweep under the rug. Unfortunately, too many of us tend to forget about the plumbing in our homes and as a result simple problems become costly issues. Save yourself hours of frustration and an expensive plumbing bill by taking the time to get familiar with the pipes and valve in your home.

Here is part two of a great article I found here http://www.lowes.com/lowes/lkn?action=howTo&p=Safety/PlumbMaint.html

Know Your Water Pressure Limits

The Uniform Plumbing Code (UPC) calls for water to be delivered to homes for domestic use at between 50 to 70 psi. Angle stops (valves) and supply lines as well as appliances are designed to withstand up to 80 pounds per square inch.

Water pressure regulators take the water as it is delivered by the water district, and regulate it to between 50 and 70 psi. The pieces in the water pressure regulator that reduce the water pressure are made of rubber and metal. Over a period of time, they can fail. When the water pressure regulator fails, water pressure to the home is allowed to increase. This puts a strain on valves, hoses and appliances that they were not designed to withstand. Unchecked, excessive water pressure may cause a rupture in the supply lines or valves.

A water pressure test gauge can inform the homeowner if water pressure is excessive. Simply connect the gauge to an outdoor faucet, and turn on the water to determine the water pressure. Make sure the faucet used is “regulated”. Some outdoor faucets are unregulated. If the pipe connected to the faucet comes out of the wall, there is a fairly good chance that faucet is regulated.

Generally speaking, replacing the water pressure regulator, including parts and labor, should cost much less than a homeowner’s standard $500 deductible. A working water pressure regulator reduces the strain on plumbing fixtures and increases their service life.

Cleaning Up After a Leak

• Turn off water to the house.
• Remove as much water as possible with mopping and blotting.
• Remove all photos, art and small fixtures to a safe, dry place.
• Remove damp books from shelves and spread out to dry.
• Wipe wooden furniture dry. Prop up cushions for even drying.
• Open drawers, cabinets and closets for faster drying.
• Put aluminum foil, saucers or wood blocks between furniture legs and wet carpeting.
• Remove rugs from on top of wet carpet to prevent color saturation.
• Remove items that are not colorfast, such as books and magazines, from wet flooring and carpet.
• Immediately use fans to circulate air and encourage drying.
• Try to stabilize the indoor air temperature to about 70 degrees and use dehumidifiers, if possible.

Plumbing Tips 1

Water can damage a home numerous ways and causes millions of dollars in losses every year. Whether or not you have home insurance, it’s a good policy to inspect the plumbing in your home on occasion. The average cost of a claim has risen dramatically in the last few years, which increases the need to check your plumbing system regularly.

I found this article at http://www.lowes.com/lowes/lkn?action=howTo&p=Safety/PlumbMaint.html And thought it was a great resource. It is quite a long article, so I’ve broken it up in three parts.

Here’s part one…

Why Plumbing Maintenance is Important

Homeowner’s insurance generally covers household water damage if the damage is sudden and accidental, such as damage caused by burst pipes. It does not cover damage of the sort covered by flood insurance, i.e., rising water from outside; or damage caused over time by lack of maintenance.

A water damage claim can be a red flag to insurers as well as to future home buyers, signaling a likelihood of repeat water claims. It is better to maintain a home for water issues than face the risks of increased insurance costs and reduced home marketability.

Identifying Water Problems

Look at your water bill. By comparing monthly usage figures, you may get tipped off to a small leak before it becomes a big problem. Major, unexplained fluctuations in your water bill are often a sign of water leaks.

Use a water pressure gauge to determine whether your household water pressure is set too high. The ideal household water pressure is 60-80 pounds per square inch (psi), but many homes are set at 100 or higher. Attach the gauge to an outdoor faucet and turn the water on full to determine water pressure.

Inspect pipes and fittings each year. Just as you change the batteries in your smoke detector each year, you should take a few minutes to inspect under sinks and around washing machines, lavatories, ice makers and water softeners.

Washing Machine

The washing machine supply box shown is found in most recently constructed homes. The box sits inside the drywall and the angle stops are inside the box.

The water to the washing machine should always be turned off when the machine is not in use. The instruction manuals for some washing machines call for the water to be on only when the machine is in use. Leaving the water on places the washing machine hoses and valves under constant pressure. The life of the washing machine hose can be prolonged if the water is turned on only when the machine is in use.

Washing machine hoses need to be checked regularly and replaced periodically. Most failures occur at the coupling. Either type should be used in accordance with the washing machine manufacturer’s recommendations. Always change hoses when a new machine is purchased, or you move to a new location. Regardless of the material the hose is made of, it needs to be checked and changed regularly. A broken washing machine supply line can cause extensive damage if it is not discovered quickly and the water turned off.

Preventive Maintenance

Know where your water shutoff valve is located and be sure that the entire family knows how to shut off household water supplies in the event of a sudden pipe or hose break.

Inspect your plumbing annually. Just as you change the batteries in your household smoke detectors each year, you should inspect your water pipes and fittings annually. This is a simple check that takes minutes, and could prevent thousands of dollars in water damage.

Inspect around your water heater, washer, dishwasher, sinks, lavatories and refrigerator ice-maker. If hoses indicate wear, replace them. Consider replacing hoses to major appliances such as your washer and dishwasher every two to five years. Steel, so-called “no burst” hoses have been shown to have a longer lifespan than other models.

When you go on vacation, turn off the water to your washer while you’re out of town. Many homeowners have returned from vacation to find their washer hoses have burst, flooding their homes.

Never leave the house with appliances, such as dishwashers, washers or dyers, still operating.

Repair window and door cracks with caulk and replace old or dried-out caulk. This helps to prevent water from seeping into the house from outside.

Questions For Hiring a Plumber

When the time comes to hire a plumber for a home improvement project, asking a few well placed questions can help you decide if this is someone you’ll feel comfortable working with.  We’ve listed three sets of questions as a guideline.

Plumbers Credentials

• Are you licensed and bonded, and do you have professional insurance?
• Will the person you send have his Journeyman papers or if not, will a Journeyman inspect the job once it’s done?
• Are you a member of any professional association or the BBB?
• Did you have formal training in a trade school, or did you learn your trade through an apprenticeship?
• How long have you been in business?
• Can you give me a few references I can contact?

Quality Of Work And Pricing

• Do you guarantee your work, and if so can I get that in writing?
• Will I need a permit for this job?
• Can you give me options for materials or any appliances that might need replacing?
• How long do you think this will take?
• Can you give me an estimate over the phone?

(Keep in mind you will be charged a call out fee if the plumber shows up in person for an estimate and you do not hire him.)

Plumbing Client References

Don’t be shy about asking for references. This extra step will take you some extra time calling past clients, but can be a real confidence builder.

• Were you happy with the how the job turned out?
• Was the job finished on time?
• Did the project have any budget overruns?
• Would you hire this plumber again?
• Would you recommend this contractor to a friend?

If you know someone personally who can give you a referral for a good plumber that’s the best way to go of course, but sometimes you’re on your own. So if that’s the case we hope this check list will be helpful.

By the way, we’ve done a ton of legwork for you by gathering a list of dependable plumbers for you here in Vancouver and the lower mainland. These guys have great BBB profiles and in most cases have been in business for a decade or more.

Click here to see our list of local Plumbers in Vancouver

Prevent Frozen Pipes

Here in Vancouver frozen pipes is not as common a plumbing problem as in Alberta, but can happen without proper protection.  And if you look at the last few years in Vancouver, our winters have had a little more cold weather, with snow staying longer than usual.

Building codes are different in BC than in Alberta for instance so there may be un-insulated pipes that run the risk of freezing and bursting if left exposed to the elements. If temperatures drop far enough and a pipe is allowed to freeze completely, ice will expand and break through the pipe. Once it warms up you’ve got a problem.

If it’s still warm outside and you feel like doing something worthy, you can protect yourself from expensive water damage by checking your pipes for proper insulation or to find exposure. Pipe insulation is your first line of defense against frozen pipes.  Check out what the hardware store has in stock.  They will be able to tell you which insulation works best in this climate, and where you should look for problems.

Backflow Prevention

If it’s cold outside and you notice a reduction in water pressure, that is your warning sign that you may have a section of frozen plumbing. Catch this soon enough and you can fix the problem yourself.

It’s recommended that you should shut off water supply once you detect frozen pipes. You will want to thaw them out slowly so not to damage the pipes. If it warms up too fast and happens to boil, it could expand too fast and damage the pipe possibly splitting them open, so don’t use open flame.

Here are a few ways to warm up a frozen pipe safely

• Hot rags wrapped around the pipe a few times
• Electric heating strips
• A heater with a fan
• Use your blow-dryer

Meet The Plumbing Code

If you’re able to check your pipes before temperatures drop in the fall, you can save yourself some grief by knowing if your house is weather proofed the right way or not. Check any pipes near the outside walls and insulate the exposed ones. If they are already wrapped, then at least you have the comfort of knowing you’re covered.

Forced Air Furnaces

Scheduling regular home furnace cleaning is important for indoor air quality as it’s easy to let bi-annual events like that slip past you. We suggest you find a local plumber or home heating specialist you like and let them include you in their schedule.

They should have a furnace sticker with date of service so you’ll know when it’s time again. You could even mark the sticker every time you change filters to help keep track of maintenance.

A clean, well tuned furnace will throw off more heat than a dirty furnace, and save you money in the long run. People in the home heating field come across dangerous furnaces on occasion. A neglected furnace will collect dust and other debris that runs the risk of igniting under certain conditions. If that sounds outrageous, call your local fire department and ask how many fires have started from dirty home furnace. It’s good information to know.

Buying A New Furnace

If a new furnace is in your plans you’ll have some choices, like one with an enhanced speed blower or blower enhanced humidity. If you can afford the extra initial cost, a high efficiency furnace can justify that cost in immediate savings and long term saving as well, for models that outlast traditional style furnaces. There are furnaces with 98% efficiency on the market these days so it’s worth while going over the numbers.

Use a licensed gas fitter to ensure your safety and peace of mind. Don’t ask your neighbor to tune your central heating system unless he holds a gas ticket. Saving money on a gas appliance is best served by hiring a qualified professional for your family safety. Same thing goes for an electric furnace… those types also need a qualified service man.

Don’t forget the air ducks. A dusty duck system reduces air quality and can be the source of illness in your house when really dirty. Use a plumber in Vancouver or a forced air specialist to ensure your furnace meets code and maintains efficiency. A tuned furnace will save money and keep you warm.