Tips & Repairs
This page has tips and repair information for homeowners in Los Verdes 1. If you have any information you want to share with your neighbors, please send and email to roar.bergjohansen@gmail.com
1. Water leaks in your plumbing
NOTE: This information was submitted by Brian #29
Our homes in Los Verdes were built with an atypical construction method regarding plumbing. Inside our houses, some of the water pipes run above the ceiling, and some of the water pipes run under the slab through the ground. No one ever wants to have a water leak in their house, but even worse is when a water pipe breaks underneath the house. This is exactly what happened to me in January 2019, and I know of at least 4 other homes in our neighborhood that have recently had the same thing happen. A leak under the slab is difficult if not impossible to fix, often times the solution is to run entirely new water pipes through the ceiling which is very expensive. Having just gone through this I wanted to share 2 tips that will help homeowners from experiencing the same nightmare.
Tip 1 – Water heater maintenance
It may sound illogical, but if you do not maintain your water heater it can cause your water pipes to fail. Every water heater has what is called a sacrificial anode rod. This is a piece of metal inside the tank and its job is to prevent the water heater tank from rusting. The water “attacks” the rod instead of the tank. However, these rods wear down and must be replaced every 2 – 5 years. If the rod is not regularly replaced, then the water tank itself (which is made out of steel) begins to rust. Slowly over time iron rust particles flow out with the hot water. Because our water pipes go down through the slab, these particles settle in the copper pipes underground. The iron rust chemically reacts with the copper pipe which slowly eats away at the pipe until a leak forms. If you regularly replace your anode rod not only does it extend the life of your water heater, but it also prevents your copper pipes from corroding on the inside.
Replacing an anode rod is something a handy homeowner can do. The following video shows a typical anode rod replacement.
https://www.youtube.com/watch?v=2IUNIUZz4Os
Tip 2 – House water pressure
Every home in our neighborhood has a device called a pressure regulator valve. The city of SLO pressurizes water mains to about 110 PSI. However, house plumbing pipes and fixtures are designed for 60 PSI. The pressure regulator valve lowers the higher city pressure to a safe level. What I did not know is that a pressure regulator valve has a lifespan of 5 – 10 years. When the valve fails it allows full city water pressure into our houses which makes leaks and failures more likely to occur. Anything above 90 PSI is considered dangerous for inside a house, but it is recommend to set house pressure at 60 PSI.
To locate your pressure regulator valve, find where the water enters your house (usually out front by the driveway). Pressure regulators have a bell-shape and look like this:
A pressure regulator valve is both adjustable and repairable, but not in all cases. Many homes in our neighborhood still have the original pressure regulator from 40 years ago. These old regulators are too old and rusted to be adjusted or repaired and should be replaced. If your home has a newer regulator you might be able to adjust it and even repair if it has failed. It is recommended you test your water pressure annually and adjust the regulator as necessary.
You can easily test your own water pressure with a pressure gauge attached to any hose bibb on the exterior of your house.
Testing your water pressure is not as simple as attaching the pressure gauge and turning on the faucet. This can result in false readings. Here is the correct procedure for testing your water pressure.
1. Make sure all the water is off inside your house and that no one will turn on water for 10 minutes.
2. Attach the pressure gauge to the hose bibb at the back of your house. Do not use the hose bibb at the front of your house as this faucet might be on the city-side of the pressure regulator and not the house-side of the pressure regulator.
3. Turn on the hose bibb. The pressure gauge will read water pressure probably somewhere between 60 and 100 PSI.
4. Go into your house and flush a toilet. While the toilet is flushing the pressure gauge will probably drop.
5. After the toilet tank has stopped filling, the pressure gauge should stabilize on a reading. This is your house’s initial resting water pressure.
6. Keep the gauge attached and do not use any water for 5 or 10 minutes. After 5 or 10 minutes, check the pressure gauge one more time. This is your house’s final water pressure.
The most accurate water pressure reading is after the 5 or 10 minute wait. If your pressure regulator is starting to fail, city water pressure will slowly leak past the regulator causing your house water pressure to slowly increase over time. If your pressure increases significantly during that 5 or 10 minute wait, your pressure regulator may be starting to fail.
If you have any questions regarding water pressure or plumbing issues, feel free to ask me (Brian, #29).
If you need help with plumbing issues, any licensed plumber will be able to replace your anode rod and/or work on your pressure regulator valve. For my repair I went with Smee’s Plumbing here in SLO. I chose Smee’s for several reasons. First, general contractor Chris Pelzel recommended him. And secondly I know the owner (Terry) from church and also his kids go to school with my kids.
Smee’s Plumbing
(805) 544-8971
service@smeesplumbing.com