Protect Your Plumbing With This Regimen

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There are tasks we can do to keep our homes plumbing system healthy. Certified Partner Dustin Walker of Walker Plumbing walks us through draining the water heater, checking the anode rod, ideal pressure, understanding the pressure valve, shut off valves and more!

Water Heater

We like our hot water for sure. Dustin tells us staying on top of some annual maintenance tasks will help keep that hot water flowing.

• Flush Out The Tank-
  1. Hook up a hose to the bib near the bottom of the tank and pull the end outside.

     

  2. Open the drain valve on the water heater and open one hot water faucet in the house.
  3. Close the water heater fill valve and turn off the heating element (for electric heaters turn off at the breaker for gas turn the valve off). Let it drain completely.
  4. To get the last bit out of junk, turn the fill valve on for 5 seconds and allow it to drain out. Repeat this last step 4 or 5 times.  Close the valve and refill the tank. Turn the breaker, or gas valve back on.  For gas heaters, re-light the pilot. We don’t suggest testing the pressure valve- leave that to the plumbers!
• Anode Rod Check- The anode rod is a ½” diameter rod about 30″ long for most domestic water heaters. This rod acts like a sort of sacrificial metal. The nasty elements that could attack your metal tank attack this rod instead. Because of this, the anode needs to be replaced every few years depending on the hardness of your water. Check it annually by looking for a ¾” fitting on top of the water heater. Remove the fitting that the rod is attached to and visually inspect any decay.  This should be done while the fill valve is closed to the water heater, and the hot side of a faucet inside has been opened to ensure there is no pressure in the water heater/ hot water system.
  • Tip- Homeowners with water softeners should upgrade their anode rod to magnesium, rather than aluminum.
• Temperature and Relief Valve (TRV)- There is a small lever like spring loaded lever located on the top of the water heater that should be tested. To test the TRV valve. Pull the lever up. Once it is open, water should drain from the TRV line heavily. It should close with some force due to the spring-loaded nature, and it should seat in the closed position.  At this point the water should

  

  stop draining through the TRV drainpipe. If the spring is worn or broken, you need to replace it.  

Water Pressure

Normal water pressure in a home range between 60 to 75 psi, (pounds per square inch). The pressure in your home should be monitored to make sure that it is consistent. Higher pressure, over time, can damage your fixtures and piping. High pressure is particularly tough on hot water lines.

• Pressure Relief Valves (PRV)- Most new homes will have a Pressure Relief Valve(PRV) installed. Dustin says these valves are typically located outside your home where the main water line enters your house. If your home is older than 10 or 15 years, and your home is on city water, installing a PRV can be in your plumbing system’s best interest.

High Water Bills

Increased billing from month to month or year over year can signal plumbing leaks. Dustin explains that there are common causes his team encounters that drive high water bills.

• Leaking Fixtures- Fixing the flapper valve in your toilet or washers/cartridges in a dripping fixture will save considerable water and dollars.  Many times, you can hear the toilet randomly refill with water, as it would typically do after a flush, but at random times.  This is an indication of an issue inside the toilet tank.
• Landscape Irrigation Systems- Just as with any water delivery system, irrigation systems can and do leak. Dustin suggests you walk your property once a month during the heavy irrigation season and look for wet places that shouldn’t be there. If you are not a DIY person, call your landscape company to investigate and possibly repair any line breaks or disconnections that may cause a leak.

Shut Off’s and Other Valves

There are essential valves throughout your plumbing system. Dustin recommends we inspect and exercise these valves at least once a year. Exercising a valve means turning it on and off at least once to test its operation and effectiveness. Taking the time to test your valves and make sure they are working will be worth your while in the event of an overflowing toilet or faucet leak.

• Main Shut Off- The purpose of this valve is to stop all water from flowing into your home. In case of a significant line break, shutting this valve off can save a lot of water damage. This valve is usually located outside your home, where the main water line enters your house. In warmer climates, the shut off may be located above ground. In colder climates, it is likely to be underground in a box with a removable cover. Turn the water on where you can see it running, then turn the valve off. The water should stop running. If it doesn’t stop or just slows down, the valve is likely defective and will need to be replaced.
  • **Tip – Be careful when you remove irrigation, or valve covers in the ground. Moisture builds up inside and attracts insects and reptiles, which are not always compatible with humans.
• Fixture Shut-Off Valves- Each sink and toilet in your home will also have shut-off valves. These are called angle stops. You will find them below your sink, where the hot water and cold-water lines come out of the wall to connect to the sink. Turn the sink on, both hot and cold, and then turn the knobs on the angle stops off. The water should stop running. If not, or if it just slows down, the valve may need to be replaced. The toilet will have a similar-looking valve behind it, off to the side. Turn it off and flush the toilet. If the tank fills up, then, as with the others, the valve needs to be replaced.

Sanitary Piping

Also known as your sewer system, the piping in older homes may be the most vulnerable to leaks and root intrusion. Older piping can be made of old clay piping, cast iron, or even galvanized metal. The joints used to put these types of pipes together can become loose over time and cause leaking or allow for root intrusions that can block the lines. There are ways to inspect those pipes.

• Camera Inspection- Today, technology has advanced to allow us to assess our system with a small camera that is sent down the line with a tether. A handheld screen shows images of what the line looks like. Cameras locate cracks, breaks, roots, and anything that impedes flow. The length of the tether will tell you the distance to any blockages so you or your plumber will know where to dig to fix the problem.

Dustin recommends a camera inspection be performed annually, particularly where you have a combination of trees and older jointed pipes. The newer plastic sewer lines can also experience breaks, root intrusions, and low spots in pipe. Even if you do not have a blockage problem now, you may want to run the camera to set a baseline for future inspections. This type of test can also be beneficial when buying a home.

When our plumbing systems work, we rarely give it a thought. Dustin recommends an annual inspection of all the pieces mentioned to ensure that a problem does not happen by being proactive.

For older homes, understanding the condition of your sanitary piping can help you budget for future repair/replacements that may be necessary.  In some cases, homes with entire systems made of failing cast iron may need to be completely re-piped.  It is beneficial to be able to budget for a large repair of this nature years in advance, rather than to be blindsided by it.

If you would like to engage Dustin and his crew at Walker Plumbing just click the link and set up your inspection.

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CONTENT PARTNER | WALKER PLUMBING

Walker Plumbing Company is a full-service, family-owned and operated plumbing service and repair company located in Phoenix, Arizona and serves valley wide. Specializing in both residential services and commercial construction, we offer 24/7 Emergency Service, affordable prices and free estimates. We set an industry standard for being fast, reliable and professional. Our highly skilled plumbing experts are dedicated to getting the job done quickly and efficiently.

PODCAST

Dustin Walker of Rosie Certified Walker Plumbing talking tasks to keep your plumbing humming along. How to flush your water heater, the function of the anode rod and testing the temperature relief valve. Maintaining water pressure into your home to avoid plumbing problems. The location of the main shutoff valve, twisting every internal shutoff valve monthly and more plumbing tips!

Original Broadcast Archive Page With Expanded Content

PHOTO CREDIT

• IStock
• Rosie on the House