Platinum Plumbing Services
Salt Lake City and Wasatch Front Plumbing Services
Why Plumbing Maintenance Matters
- 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
homebuyers, 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.
Preventative 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 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 icemaker. If hoses indicate wear, replace them. Consider
replacing hoses to major appliances such as your washer and dishwasher
every two to five years.
- 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
dryers, still operating.
- Let faucets connected to vulnerable pipes drip during extremely cold
weather. This keeps the water moving and helps to reduce the chance of
freezing.
- If your bathroom has an exhaust fan, be sure to run it while the shower
is on. This helps to remove steam from the room.
Water Pressure
- The Uniform Plumbing Code (UPC) calls for water to be delivered to
homes for domestic use at between 35 and 80 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. If the pressure exceeds 80psi, then there
is either a failed pressure reducing valve on the system or no device at
all. In either case, you should contact a licensed plumber to remedy this
situation as excessive pressure, besides being a code violation, will
damage supply lines, hoses and faucets.
- Generally speaking, replacing the water pressure regulator, including
parts and labor, should cost less than a homeowner’s standard $500
deductible. A working water pressure regulator reduces the strain on
plumbing fixtures and increases their service life.
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 ¼ 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.
Angle Stops
- Angle stops are valves located under your kitchen and bathroom sinks,
at your washing machine, 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 theses 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.
- 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. 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 or
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.
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.
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.
Good Idea:
- Don’t use an ordinary vacuum to remove water.
- Don’t use electrical appliances while standing on wet carpet.
- Don’t lift tacked down carpet without professional help. Lifting
the carpet incorrectly can cause shrinkage.
These tips are provided as a service from Platinum
Plumbing Services. The information in Platinum Plumbing Services “emergency
tips” is intended to simplify jobs around the house. Tools, products,
materials, techniques, building codes, and local regulations change; therefore,
Platinum Plumbing Services assumes no liability for
omissions, errors, or the outcome of any project. The reader must always exercise
reasonable caution, follow current codes and regulations that may apply, and is
urged to consult with a licensed professional if in doubt of any procedures.
Contact Us
Platinum Plumbing Services
P.O. Box 1276 Riverton, UT 84065
Phone: (801) 302-2055
Fax: (801) 655-1711
E-mail: info@platinumplumbinginc.com
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