Hello again.  In the interest of saving you, the homeowner, a little more money, I thought I would dedicate this article to some plumbing maintenance tips.  Obviously the best way to save money on emergency plumbing repairs is to do your best to eliminate them altogether.  While that . . . → Read More:]]> Hello again.  In the interest of saving you, the homeowner, a little more money, I thought I would dedicate this article to some plumbing maintenance tips.  Obviously the best way to save money on emergency plumbing repairs is to do your best to eliminate them altogether.  While that is not always possible, there are a few simple things that you can do to help.

Water Heater Service

This is, by far, one of the biggest ways to not only save your water heater, but your entire plumbing system as well.  Now this is obviously for storage tank style water heaters.  If you have a tankless, this won’t apply.

Here is what happens: cold water fills your water heater tank, it is heated at the bottom, and the hot water is sent out from the top of the tank to your fixtures.  Even though most tanks are designed to “swirl” the water around at the bottom of the tank (self cleaning), it doesn’t really work as well as you might think.  Two things wind up accumulating at the bottom of the tank – calcium and rust.  The calcium and rust get sent throughout your house and clog up all your faucets.  Not to mention the damage they do to the water heater itself. Another thing to think about is that rust begets rust.  It’s not unlike a fungus.

Performing a water heater maintenance is usually as simple as putting the thermostat on “pilot” or “vacation” mode, turning off the water to the unit, hooking up a garden hose to the little drain bib at the bottom of the unit, opening the drain bib, and finally opening up the hot side of a couple of fixtures to let air flow.  The tank will begin draining through the garden hose, taking the rust and calcium with it.  When you are done, simply reverse the order of everything you did.  Wait until the unit is completely full and you have clear water coming from your fixtures before you turn the thermostat to its previous position, and you are done.

Doing this, once a year, can be the difference between your water heater lasting 10 years, or 50 years.

Cleaning your Aerators

I went through a quick how-to on aerators in my Plumbing 101a | Flow vs Pressure post.  The why of it is simple – obstructions are bad, proper flow is good.  The aerator is sort of a filter.  Filters need to be cleaned so that they continue to do their job effectively.  It’s really as simple as that, and since cleaning one takes about 5 minutes, why would you not?

Garbage Disposers

Another bit of useful plumbing maintenance is keeping the blades in your disposer sharp.  The job of a garbage disposer is to take large chunks of food and grind them into smaller bits of food, so that those smaller bits can be sent down the drain line without clogging it up.  In order to do the job properly, the blades should be kept sharp.  How do you do that?  It’s simple really – every once in a while, grab a handful if ice cubes and grind them up in the disposer. This will do a great job of keeping the blades sharp.

Drain Lines

Drain line maintenance can be the hardest, because there is not a whole lot you can do except try to minimize the amount of hair and grease that go down the drains.  I do, however have a little trick that I use (as do many of my past customers) to keep those drains flowing.

For this you will need a big pot that you can use to boil a lot of water and some lemons. Squeeze the juice out of the lemons into the pot (by hand or with a juicer), fill the pot with water and boil the mixture.  Once it gets to the boiling point, remove it from the stove and pour it down the sink. The hot water desolidifies the grease and the citric acid from the lemons helps to gets rid of it.  If you want it to be even more effective, run a bunch of hot tap water down the line first for a couple of minutes.  Once every six months should help.

Seeing as it’s time for me to cook dinner, I will wrap up thins article for now.  Please let me know if there is anything you were looking to find here that you didn’t, and I will either add to this post, or create plumbing maintenance 101a.

Quite often a home owner’s first experience with a plumbing problem is when a drain in their home backs up.  Knowing how your drainage system works and the most common causes of back-up problems with different drain lines can really help you when it comes time to get your . . . → Read More:]]>  

Quite often a home owner’s first experience with a plumbing problem is when a drain in their home backs up.  Knowing how your drainage system works and the most common causes of back-up problems with different drain lines can really help you when it comes time to get your drains serviced.  This information will make it easier for you to get the right solution to your problem, and make life easier for the plumber who is trying to explain it all to you.

Let’s begin with a little plumbing theory.  Please keep in mind, that depending on your area, your lay-out may be different. I will give you a simple layout to give you an idea of how drains tie together.  Your plumbing may be a bit different, but the theory will be the same.

Plumbing Drain-lines (Remodle)

We will start with a 1 bathroom home, for the sake of simplicity.  Let’s say that the toilet is at the back of the house.  That is the end of your house sewer line.  Your toilet will connect straight into that main line (3 or 4 inch), go towards the front of your house, and continue through your front yard and into the street where it ties into the public sewer.  Maybe you have a septic system, and the line runs straight to the back of your house where it ties into the septic tank.  Either way, the thing to remember here is that your main will usually run from the furthest toilet, as straight as possible, until it reaches whatever it ties into (public sewer, septic tank, etc.).

All of your other plumbing fixtures will drain into smaller drainage lines (1 ½”- 2” lines called secondary lines) that tie into the main at different points.  Your bathroom sink may tie into your shower line before it goes to the main, or your laundry line tie into your kitchen line, but they all tie into the main.  The only plumbing fixture with direct access to the main is the toilet.  A 2 bath house is the same, but with more tie-ins.

Common problems

Kitchen/Laundry backups

Symptoms – The kitchen sink won’t drain, the laundry stand pipe overflows, or both.  The toilet flushes fine without adding to these symptoms.

Causes – Laundry and kitchen lines are often tied together.  The cause of their backups is usually grease.  Grease from pots, pans, dishes, clothes, etc. build up in the line and cause debris to accumulate (food particles, lint, etc.).

What you can do – Check to make sure your disposer is functioning.  Look outside your kitchen area to see if you have a small cleanout.  Look in your garage for a cleanout.  Try to determine if multiple fixtures are affected or just one.  Clean out the underside of your sink if the kitchen sink is affected.  Do NOT use drain cleaning chemicals.  They will not dissolve grease related back-ups, even if they can reach them (which is doubtful), and many plumbers will charge you more to clear drain lines with Drano in them.

Remedy – If the blockage is in the p-trap under the kitchen sink, the repair is simply a matter of removing the waste lines under the sink and cleaning them out.  If not, the plumber must access your drain lines and attempt to cable them clear.  I personally recommend that the plumber also treat the line with a degreasing agent and perhaps cable the line a second time, to help get the grease out.  This extra step will cost a little more, but will usually at least triple the amount of time it would have otherwise taken to back up again.  This should save you money in the long run.

Some lines may be so stubborn that they require high pressure jetting to get the grease out.  I also recommend visual inspection of the pipes under the home if the plumber feels anything out of the ordinary.  Grease is a corrosive and can eat away pipes.  You will want to know if that is happening before it creates a lake under your home.

Tubs, showers and lavatory sinks

Symptoms – Back ups of one or more of these plumbing fixtures without toilet problems.

Causes – Usually soap scum, sludge and hair

Remedy – You can try chemical drain cleaners here, if you feel bold.  They will usually do a decent job of dissolving the hair that is causing these problems.  Remember though that these chemicals are not good for your plumbing.  They can eat away at your drain lines like crazy.  Other than that, clearing these drains is usually pretty straight forward. A plumber may elect to use a degreasing agent if he feels the sludge is really bad to prolong the time between the next back up, but that’s a judgment call.  Tubs can be tricky because of the special drain piping they have (called a waste/overflow).  Older waste/overflows can be brittle and cabling through them can be all it takes to bust them free and have a leak under your house.  It never hurts to have your plumber peak under the house and check it out.

Sewer main back-ups

Symptoms – Since water always finds the lowest point to escape, a sewer main backup will usually show itself by toilets backing up into the shower or tub.  If your tub or shower starts to back up, check your toilets.  If they are “burbling” or backing up into the tub or shower, it is the main.  We are assuming, of course that they are both on the bottom floor.  The rule of thumb here is that if a toilet affects another fixture – it is a main back-up.  If you have an outside 3” or 4” cleanout that is holding water or overflowing, that is another sign that it’s your main.

Causes – In my experience, the most common cause of sewer main back-ups are roots.  Roots need barely more than a microscopic hole to start growing into your main.  From there, they just grow and grow and grow.  Roots can be so strong that they can literally break your sewer line up into pieces!  Other common causes are “bellies” in the line (flat spots that cause debris to build up), offsets (sections of the line shift under ground and become misaligned), and breaks that actually allow the surrounding soil to enter your pipe.  There are other potential causes, but these are the most common.

What you can do – The only really productive thing you can do in this situation is check for proper access points.  If you can find an outside clean-out that is 3” or 4” in diameter, it will save you and the plumber time.

Remedy – This depends upon whether or not you have a cleanout.  If you do not, I highly recommend that you install one.  There is no such thing as a one time sewer back-up.  If your sewer is backing up, it usually means there is a problem with it.  There are other ways to access the line, but you are very limited without having a cleanout.

Once a cleanout is found or installed, or another access is found (pulling a toilet, etc), the next step is to attempt to free the blockage with a sewer cable.  You want your plumber to use the biggest blade possible on his cable to do as thorough a job as possible.  If he cannot clear your line with the proper sized blade, the roots are either very strong or you have an offset.  If he needs to resort to a smaller blade, so be it, but you need to get the line clear for the next step.

Survey the line – Have your plumber run a camera survey of the line to determine its condition.  Some plumbers will cable your line and tell you that you need to replace it.  That may be true, but you can never know for sure until the line in surveyed.  Once the camera survey is done, you will know what to do next.  Sometimes the roots are small and you have some time.  Sometimes a spot repair will do the trick.  Other times it is better to just replace the line.  The point is that once a camera survey is done, you will have a better grasp of your options, and it is always best to make informed decisions.

While trying to DIY is always a sound idea, sometimes a 4 AM toilet or drain problem can best be solved by calling a company like this emergency plumber Toronto service. They’ll show up any time of the day or night and tackle the situation right away.

Well, I think I cover most of it here.  If you feel I missed something, please feel free to leave a comment or sign up to the plumbing forum and post your questions there.

See you next time!

Steve