Plumbing System & Equipment – Prevent a Large Repair Bill this Spring
Colorado spring has arrived – what should you be looking for this season in order to prevent a large repair bill to your plumbing system and equipment?
The plumbing system in your home consists of the parts to the most used product in your home: kitchen sink, water heater, toilets (Water Closet as we say in the industry), outside faucets (silcocks), etc. We take their use for granted until they break without notice, or so it seems. Let’s take another look:
The kitchen sink faucet is the most used device in the home and because of this wears down with repeated use of the faucet or spray hose. One of the first signs of wear is that you may notice that you are not getting the same amount of water from the faucet. This is easily resolved by unscrewing the aerator on the end of the spout and cleaning out the debris that has accumulated over a long period of time. If the sprayer does not work any more, then you may need to replace the spray head or diverter part (depending on the make and model) so that 100% of the water is diverted from the spout to the spray hose when you need it to.
Water heater – If you have replaced the heater in the last 18 months, then you should have been drawing off 5 gallons of hot water from the drain valve located on the bottom of the heater. If you have not maintained this chore and you are beyond the 18 months, don’t start now because it would result in a plumbing service call to replace that valve because it will not turn off. Minerals plug up the drain valve and cannot be easily dislodge if you have not flushed them out regularly. You may also want to look at the flame on the heater just to see if the blue portion of the flame is 1 12/” to 2” tall. If the flame does not meet this criteria, do not try to make any adjustments with the heater fuel or air intake. Please leave that to a professional.
Water Closets(i.e. Toilets) – The internal parts of the toilet consist of a ballcock or fill valve as well as the flush mechanism or flush valve. Due to constant wear and tear, the flush valve or flapper valve usually needs to replaced every 1 ½ to 3 years. The quality of the water in your system will break down the rubber on these valves and cause the tank to leak water ever so slightly at first until it gets very noticeable. The result is that it can waste hundreds and even thousands of gallons of water before noticed and corrected. How can you tell if your valve is ready for replacement? You can tell by touching the rubber flapper valve. If it is very spongy and rubs off on your fingers very easily, then it should be replaced. Once replaced, you can test that your repair has worked by simply putting some food dye in the tank and not use it for 30 minutes. If the flapper valve is the correct type and size, then you will not see any of the food dye going from the tank to the bowl. However, if you notice that the food dye color is leaching into the toilet bowl you will know that your repair was incorrect or your flapper valve was the wrong type or size.
Outside faucets – We will soon be able to start using the outdoor faucets for lawn and garden use. If for some reason you did not take off the hose in time for the first hard freeze, then you may have a split outside hose faucet (freezless silcock). Be very careful when you go out to start gardening in early spring because if there is a split valve, it will flood your home inside while you are outside in the sun enjoying the good weather. The way to find out is to have someone outside turning on the water at the same time you are inside opposite the outside faucet and listening for the spraying noise which is very easy to detect by listening and watching to see if the floor starts to get wet.
If you see the water on the ground the stop and turn off the faucet and then call you local plumber for this repair. If you let this leaking faucet run for an hour or two while you are outside you will come back to a flooded home and a lot of work cleaning it up.
These are some of the most common problems or concerns that you SHOULD have regarding the plumbing system in your home. So, an ounce of prevention …… If you have any questions, please give Kimmel Service a call in Denver at 303-952-8668 or Summit and Eagle County at 970.328.6001 for some quick, free and easy advice.
Tom D’Agostino, Service Manger
Kimmel Service
Denver, Summit County and Eagle County Colorado
Lead based paint and asbestos control
As your plumbing and hvac contractor, we are always cutting into floors, walls and ceilings to make repairs to water piping, drain piping and heating lines. New legislation about lead based paint and asbestos may add a layer of cost to the consumer which will be very significant if not outrageous.
Many people (contractors, subcontractors, owners, renters, buyers or sellers) are interested or upset about dealing with lead based paint or asbestos in your Colorado residential or commercial property. This blog will not address the laws or regulations for handling the product or the paperwork that is required. Believe me, it is very confusing when dealing with lead paint or asbestos because it seems that many governing bodies have a say in how to handle, dispose-of, certify or document these hazardous materials. Let me set down what should happen when handling these two highly hazardous products.
Colorado Homeowners’ point of view
If you suspect that your home or commercial property has any type of materials containing lead or asbestos, you are encouraged to have your property tested by a LICENSED company who can verify the type of asbestos and the level of potency you may have in the product(s) on your property. If the lead is present in the paint, they will also test for that. Starting with a QUALIFIED and licensed tester is the first step. You will know what you are dealing with and what must be done if you start a remodel on your property. As I said earlier there are many regulations handed down by multiple authorities (OSHA, EPA, HUD, state regulations, etc.) but until you know the degree of problem you have, you cannot layout a plan of attack. Even if you want to make the repair yourself, you as the owner MUST have your property checked by a licensed and insured company. If you hire a subcontractor, he must also have the property checked (if you have not recently done so yourself) and then he will probably make recommendations for licensed individuals who can handle and process the lead paint or asbestos. He cannot tell you that it is not a problem, if there is ANY lead paint on your interior wood, metal or plastic surfaces or if there asbestos present.
Get your property checked because it may affect the sale of the property in the future or any refinance or any future remodel projects. You should protect yourself and get any suspicious product checked because a clean bill of health on your property is what will make the renovation, remodel or expansion project go smoother.
Contractors’ point of view
Most licensed contractors who have been around these past thirty years know that there are rules and regulations for handling, removal, disposal and testing of lead based paints or asbestos. They should not try to ignore this potential hazard because it could contaminate the entire jobsite and also put them out of business. The stories are true. The enforcement of the new rules and regulations are for real and they are substantial. Every contractor and subcontractor should be aware of the potential hazards caused by improper removal of lead based paint and asbestos. They should also know that strict testing is required. If they do not know this, then our suggestion is that you find another contractor. Subcontractors are also held to the same standards and cannot sweep this under the rug with regards to the testing and proper paperwork regarding lead paint and asbestos. There is not excuse for not testing the jobsite for these dangerous products because they are all over both old and new homes today. Import products are not regulated and asbestos can be found on some of the flooring products sold at your local box stores. BE CAREFUL and test first.
Colorado Renter point of view
If you suspect that your rental property contains asbestos or lead based paint, then ask your landlord to have the property tested before you or anyone starts a remodel project, of any size. Ask for a copy of the test results. This is a reasonable request. You are not trying to make it difficult on anyone but you are living in this property and a remodel project could stir up lead in the space your live or allow asbestos to become airborne. So, remember that testing is the first step in the process.
If you have any other comments or concerns, please feel free to ask me. My number is 303-952-8668. I may not have all the answers, but I know people who do. We have used Bill Schaefer of Chief Home Inspections (email Bill@chiefinspection.com or cell# 303-668-7072) when we have any questions or concerns regarding lead paint or asbestos in any property we work in.
Tom D’Agostino, Service Manager
Kimmel Mechanical, Inc.
Phil Says: 6 More Weeks of Winter. Plumbing & Heating Tips
The sun is out and the weather is getting warmer in Colorado but we are not out of the woods yet when it comes to potential plumbing and heating emergencies. It is a little disarming when you feel the sun beating on a Colorado winter day but there could be some surprises for you and your plumbing and heating systems.
Plumbing
As the Colorado temperatures start to moderate and the hours of sunlight increase, you are beginning to think about spring and flowers and fun in the garden. It is OK to think about that but do not try to turn on your outside faucets because when the sun goes down so does the temperature. If you do a little gardening or you water some of the trees and shrubs that have been dormant and you use your outdoor faucet, don’t forget to remove the hose or the freezeless faucet may split at night when the temperature dips to below 25 degrees F. This could cause a flood in your home when spring does arrive and you get out to work on your lawn or yard for the first time. Without knowing it, the water will be spraying inside your house while you are outside tending to the grass or perennials. This mistake is very common so please heed this warning to avoid a very costly repair. Also, do be tempted to turn on your underground lawn sprinkler system just because we have a few mild early spring days. Be sure that we are out of the danger zone and temperatures are not going to fall below 32 degrees F and the danger of frost has past.
Heating
You have gone all winter and avoided heating disasters. As the temperature rises, don’t forget to change all the filters in your system. It is easy to forget to do this because the furnace does not run as often. But remember, now that the front and back door are open to the outside more often than during the winter months and all the airborne dirt, seeds and particles can get into your home and be trapped by your filter. When you shut the door, these airborne matter work their way back to the furnace through the return air duct system. Remember when you change the filter, change it more often than during the winter or at least check it more often.
And don’t forget the humidifier. Many of them require that you replace the pad and it is easy to forget. If the water gets dirty and the pad begins to crumble this means you could have a plugged drain on the humidifier. When this happens, you could also start to grow some type of mold and several other nasty things can happen. A good plan is when you change any filter, don’t forget to write the date that you installed it on the side of the filter where you can see it so you do not have to get inside the blower assembly or take the time to flip it around. (Also, don’t forget to install the filter with the arrow pointing in the direction which the air flows.) A filter rack outside the furnace itself is the safest place to install and service/replace the filter itself.
Finally, save money by adjusting your thermostat down during the late winter and early spring months, since there is more daylight and solar heat beating down on your house. You can get the house very warm during the day and circulate this heat by leaving the fan switch in the “ON” position while keeping the temperature setting at the desired level. This will move the heat that has accumulated in the ceilings throughout the day and keep an good average temperature throughout your home. Your furnace will not fire up as much and you will be more comfortable. This great tip uses the natural solar heat gain during the day and also reduces your heating bill.
If this blog has generated a few questions, please feel free to give me a call. Denver Colorado (303-952-8668) or in Summit and Eagle County (970.328.6001) --- Tom D’Agostino, Kimmel Service Manager
New Years Resolution: Prevent catastrophic events from happening to your Colorado plumbing & heating systems
As we start the New Year in this tough economic environment, it is essential that you do all you can to prevent the unforeseen and catastrophic events from happening to the plumbing and heating systems in your home or office.
First, pay attention to any little problem that you may see or hear about because it may become bigger very quickly if ignored. Start first by looking for plumbing related problems. If you have a spot on the ceiling downstairs from the bathroom upstairs, it could be something very simple like a leaking shower door or your kids splashing water outside the tub. But it may also be something more serious such as a cracked or broken drain line. As you check around your home, make note of what you find and check it out. Ask questions of the household member to determine when the problem started or how regular the problem occurs. If you do not know what questions to ask, give me a call because the advice I give you is free for the asking (303-952-8668 or 970.328.6001 ). (This is the part of the trade that I really like.)
In my previous blogs, I gave you tips on how to prevent frozen and broken pipes as we continue with the cold Colorado winter weather. Just following these simple tips will during the extremely cold days and nights will prevent a costly catastrophe from happening in your home or office. Don’t let down your guard while these temperatures exist and remember that at night the temps will fall and cause a pipe to burst and you could return to a flooded home if the temperatures moderate while you are out during the day. If you think this may happen, be sure to turn off the main water shutoff valve before you go out and turn it on when you come back. But remember when you turn the water back on, listen for possible water running from a frozen line that has thawed and burst.
As far as your heating system is concerned, make note of cold spots in your home. Many times you can even out the temperatures in your home simply by turning on the “fan” switch on your thermostat. This is very efficient using just a small amount of electricity .The fan will move around the heated and cooler air in all parts of your home and average out the temperatures. Warm air wants to stay in the ceiling and particularly the second floor ceilings, so by leaving the fan on, you can move that warm air around your home using the heating ductwork already in your walls. Remember to keep the heat set on the normal temperature you desire and then the burners will come on when there is a call for heat. This little trick really works!
Don’t forget to change your filter halfway through the winter months. You are moving around the dirt and dust in your house and ducts and it all seems to collect in the filter at the furnace. The replacement filter should be the same size as the duct, not larger or smaller so that air does not leak out and affect the overall performance of your furnace. Remember to buy only “pleated” filters unless you have a special air filter system.
And finally, remember that a little preventative maintenance on a regular basis can prevent a big problem later or will minimize the damage at least. Keep this blog handy as a reminder of what to be aware of when it comes to your plumbing and heating systems so that disasters can be prevented. If you have any questions, please feel free to give me a call to discuss plumbing, heating, air conditioning or solar questions you may have (303-952-8668 or 970.328.6001 ).
Tom D’Agostino, Service Manger, Kimmel Mechanical, Inc., Denver, Summit County and Eagle County Colorado
Prevent a Plumbing Disaster
Well, you survived last weeks' subzero temperatures in Colorado. There was no emergency and you are warm, but keep in mind that you are not quite over the hump.
If you want to read some suggestions to avoid an unexpected plumbing emergency as we experience more frigid weather this winter, read my "Blog of Ice" at YourHub.com.
With the Current Colorado Cold snap – a Reminder
With the current Colorado cold snap a reminder that should be spread to all of your friends:
- It is so cold out that any pipe that is subject to freezing and bursting should be left running a small stream for the next 48 hours. This will prevent the horrible damage that occurs.
- Open vanity cabinet doors so that heat from the room can go around the water pipes and keep them freezing at night.
- Turn up your thermostat a few degrees, don’t turn it down, these next two nights.
- If you hear water running, know where the main shut off is located and turn off the water right away.
Just a few simple tips from your Master Plumber. Stay warm.
What not to put down your garbage disposal
Our manager, Tom D'Agostino, was on KOA radio Colorado's Morning News Thanksgiving morning - Nov 26, 2009. As a prelude to Thanksgiving dinner, discussion was on what not to put down your garbage disposal. Click here to listen.
Are you worried about frozen or burst pipes this winter?
The cold weather has already arrived here in the Rocky Mountain area. As a homeowner, you are probably concerned about the possibility of frozen or burst pipes in your home. Kimmel Mechanical can offer a few simple steps you can take to prevent this disaster from happening this season:
In our climate, as your home ages, the wood and siding can dry out which cause gaps in the walls and foundation. These gaps can be the primary cause of frozen pipes in your home because the cold air comes in contact with your plumbing system. Do a walkthrough of your home to try to find any visible cracks in your walls and foundation that need repairs. If you need assistance, call us - Kimmel has experienced plumbers on staff who can help you locate these problem areas.
Another very important point is to ensure that your furnace and boiler are operating at their best efficiency. Keeping your home warm during the frigid weather will help keep the pipes from freezing and breaking.
Remember that often pipes can freeze but you may not see a flood until the weather or the room warms up and the pipes thaw out. If you know you have a frozen or broken pipe, call us as soon as possible so the pipes can be thawed or replaced to prevent a flood.
Kimmel Service provides expert advice and guidance to homeowners for all seasons. If you have any questions or would like more information on keeping your home warm, safe and dry this winter, please call us in Denver Colorado at 303-952-8668 and in Summit County or Eagle County Colorado at 970-328-6001.