Welcome to “At Home With Heidi & Sandy.” We are here to give you the inside scoop and tips on taking care of your plumbing. Settle in, enjoy and take these precautions to ensure you do not have plumbing issues in your home. Unexpected situations can occur, so an astute shrewd look around your home can make the difference between a problem or potential crisis being caught early or a problem or potential crisis that can lead to damage and a huge expense and repairs.
The average household plumbing system represents an investment of about 15 percent of the value of the house. Nothing in the house is used more often, and a smoothly functioning plumbing system is a pin to health and adds to the convenience of modern living.
Drains
Sandy: Plumbers get more calls to open clogged drains than for any other service. Many such calls could be prevented by greater care in the use of drains and what one puts down a drain. Toilets and the garbage disposals are clogged more often than other drains.
Heidi: We always tell our clients when moving into their home, never ever flush baby wipes or anything that says “disposal” down a toilet, not even Kleenex. The only item that you should be flushing down the toilet drain is toilet paper.
Heidi: There is another set of rules for the garbage disposal. I never put grease or oil down my garbage disposal; however, people use the garbage disposal to rid the kitchen of slimy, sticky and stinky things. Not everything can go into a garbage disposal. It’s called a garbage disposal, not an in-sink trash can.
Sandy: Boy, we have all “been there and done that,” as they say. Most of the time, learning the “hard way” comes in the middle of a Thanksgiving dinner or major celebration gathering.
Heidi: So, beside grease and oil, I know there are limits to what a garbage disposal system can handle.
Sandy: Just because something is out of sight does not mean the garbage disposal “disposed” of it. For the most part, garbage disposal systems can handle liquids. The problem with grease is that, when it cools down, it solidifies inside your drain and creates clogs. For that reason, I totally agree with you, Heidi, you should avoid putting oil and fats in your disposal unit. Pour the grease or oil into another container and toss into the garbage.
Heidi: Here is another “danger danger” item to never put down a disposal: VEGETABLE PEELS. They can leave you with a soupy, backfilled mess in your sink. Fibrous foods such as celery, asparagus, artichokes, chard, kale, lettuce, potato peelings and onion skins should all be kept out of your garbage disposal unit. These items can easily entangle the blades, causing them to jam.
Sandy: I had an egg shell emergency call to a plumber once. Did you know that the membrane on the inside of the egg shell just loves to wrap around the blades and crate a clog? Don’t even attempt to grind egg shells – garbage-can them.
Heidi: I heard that coffee grounds can cause problems. The first few times they might go down fine, but over time, those pesky little grounds build up in the pipes and will causing all sorts of trouble. Again, garbage can them!
Sandy: When you do use your disposal, put items down in small batches. Do not bulk feed the disposal. You are just asking for trouble. Grind up the material well, with cold running water and then add more. I do use my garbage disposal, only with care and caution. Most everything goes into the trash after having learned my lesson with egg shells. Use the disposal with common sense.
Heidi: I clean my disposal every week with lemon rinds, baking soda and vinegar to keep it clean of grease build up or food. I say, “love your insinkerator” and most everyone is the proud owner of a garbage disposal. They are convenient, they get rid of excess kitchen scraps, but keep in mind, we should not think there’s nothing a garbage disposal can’t do.
Sink Traps, Floor Drains
Heidi: When brushing your teeth, you notice that the water is not draining from the sink. Ugh! I purchased a hooked plastic drain cleaner that works nicely for the sink drain. And that usually takes care of it. If not, I carefully check the drain trap. And if it still doesn’t solve the issue, I call a plumber.
Sandy: The initial step also works for a tub/shower drain but sometimes you need to remove the strainer or grating, which covers the drain box. Check to find out whether a removable clean-out plug has been provided to make this job easier.
When the clogging material has been removed from the trap, pour a pail or two of hot water into the drain to wash out any loose material. Check the strainer itself and clean it in hot water and soap in order to open all holes. The floor drain should be checked regularly, especially one that is not often used, since water in the trap may evaporate. This would allow sewer gases to enter the room. Pour a pail of water into the drain periodically in order to make certain of a proper water seal.
Water Heaters
You can’t get along without hot water. Therefore, take care of the source – the water heater.
Heidi: If you have a gas or electric water heater, keep the temperature dial setting at or below the suggested Factory Energy Savings Settings listed on the water heater. Above that mark means excessive wear on the water heater and the potential for scalding.
The burner of a gas-fired water heater is easily accessible and should be checked by your plumber periodically to keep it clear of dust or sediment. The flame at full fire should be a light to dark blue. If the flame is more orange or yellow, the gas pressure or air flow needs to be adjusted.
Sandy: All domestic water heaters are required to be equipped with a relief valve as a safety feature to prevent damage from excessive pressure and temperature. There is always danger that this valve may become frozen or corroded from long disuse. For this reason, it is advisable to trip the lever of this valve manually every two or three months to be sure it will operate freely if an emergency arises. Note: The discharge will be hot water that will need to be contained in a pan or bucket or allowed to drain to a floor drain.
Plumbing System Noises
In designing the plumbing system for a new house, a plumbing contractor will endeavor to make it as noiseless as possible. Manufacturers are making every effort to reduce the noise connected with the operation of their equipment, and contractors have been very successful in eliminating much of the noise formerly associated with plumbing systems.
Heidi: Because so much of the noise is caused by water traveling at a high velocity, it follows that whatever can be done to reduce the velocity of the water will correspondingly reduce the noise in the system. It is for this reason that it is so important not to skimp on the size of the water supply piping. Larger pipe will not only provide a more adequate supply of water but will reduce noise.
Sandy: There are three general types of noises found in plumbing systems. These are water hammer, whistling and chattering. Most of the calls I receive are water hammer calls.
Water hammer is the thump in the piping heard when faucets or valves are turned off abruptly. There is no excuse for water hammer. It can usually be eliminated by the installation of an air chamber or short length of pipe in the wall where each supply pipe enters a plumbing fixture.
In some cases, however, the ordinary type of air chamber will not prevent water hammer. In such cases, special devices known as shock arrestors should be installed on the main line near the meter or as close as possible to the cause of the noise.
Plumbing System Odors
The well-designed and correctly installed plumbing system is odorless. Odors are most likely to arise from leaks in the waste or vent piping or from traps that have lost their water seal. In an incorrectly installed system, there are, of course, many opportunities for odors to result from defects in the system, particularly if it is not properly vented.
Heidi: Unusual odors should never be ignored. Such odors are often an indication that sewer gas is present. Sewer gas, while not deadly, is noxious and capable of causing headaches and other minor illnesses. Sewer gas is foul smelling air and should be prevented from entering the house.
The traps and vents control the sewer air. They do so by a very simple method. Sewer air will not penetrate a water barrier. Therefore, a device is employed, which keeps several inches of water between the house air and the sewer air. This is the trap, which is plainly visible under such plumbing fixtures as sinks and lavatories. It is built into water closets. In the case of bathtubs and shower cabinets, it is usually concealed in the floor or basement.
How to Shut Off Water
Sandy: It is critical to know where and how to shut off the main water for the entire house in an emergency. That’s why it is extremely important for all members of the family to know where the valves are and in which direction they should be turned to shut off the water.
Heidi: It is also important to have water shut off valves to the toilets, sinks, ice makers, washing machines and serviced; i.e. oiled and greased and even changed out, every couple of years. These shut-off valves do corrode over time and you don’t want to find out that they don’t function properly when you need to shut off the water.
Plumbing problems seem to occur at the most inconvenient times — because the most inconvenient times are generally during seasons or events that put stress on your pipes. Follow these important tips to follow to prevent plumbing back-ups. QCBN
Thanks for stopping in “At Home with Heidi and Sandy.”
You’re in good company and we love sharing important information with you.
See you next month.
Heidi Marshall, Associate Broker, SRES, ABR, CFS, Realtor with Windermere, (928)830-2320.
Sandy Griffis, Executive Director, Yavapai County Contractors Association.
(928) 778-0040.
By Heidi Marshall and Sandy Griffis
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