Ask the Expert

More often than not the flapper in the bottom of the tank is the cause of the problem, which you can simply replace. Also the chain can be too long and get caught under the flapper. The chain should be long enough to reach from the lever arm to the top of the flapper without pulling on it.

A plumbing system vent does just that: it “vents” the plumbing system in your home. A vent will look like pipes sticking out of your roof and are about 12” high. This vent allows sewer gases to be vented outside the home. Another function of the vent is that when a liquid goes down a pipe air must follow it. Without vents, draining one fixture may cause another fixture in the house to back up. A waste and vent system should keep sewer gas out of the home and drain every fixture well.

Most leaks in residential plumbing systems are found in the toilet tank. These leaks typically result from worn parts or improper alignment of some part of the flushing mechanism. It is important to find and stop these leaks because they will cause an increase in your monthly water bill.

Toilet leaks occur in two ways and very often are difficult to detect. First, the most common toilet leak and often hardest to detect is caused by a deteriorated or defected flush valve (flapper) or "tank" ball at the bottom of the toilet tank. If the flapper or ball valve does not seat properly and form a water-tight seal, water will leak around it into the toilet bowl. Often, this leak will occur without being heard. Here is an easy way to check for flush valve leaks and in just minutes, you can find out if a toilet is wasting thousands of gallons due to an undiscovered water leak. Remove the tank lid, then flush. After the flapper/tank ball drops and the tank refills, add several drops of dark food coloring) or a Fluidmaster leak detector tablet. Wait at least 20 minutes. If any trace of color appears in the toilet bowl, there is a leak.

The second most-common type of leak is caused by improperly adjusted or broken fill valve. If the float is set too high or the shut-off valve fails to close completely, water will continue to enter the tank and flow into the overflow tube. This type of leak can be seen simply by taking the tank top off and observing if water is flowing into the overflow tube once the tank is full. Excess water pressure can also have a negative effect on the operating system in your toilet.

If you are experiencing either of these types of leaks and need service to fix them, contact our office.

In the event of an emergency, turn off your water.

If the leak is inside your home or you have a burst pipe you should first turn off your water supply at your main shutoff valve. If you do not have a main shutoff valve, or don't know where it is located, you may turn off your water at your meter in an emergency situation. It is advisable to contact a plumber during such emergencies. If any damage has occurred it is also advisable to contact your insurance company. Do not touch any wet electrical fittings - call an electrician.

The rattle you hear is usually caused by the water lines not being properly secured. This can be fixed easily but only if your water lines are easily accessible. It means that there are one or more places your water lines come in contact with the wood of your floor joists. You will need to get plastic pipe hangers that go between your water lines and your joists. A defective pressure reducing valve can also cause some very strange noises.

The combination of hydrogen, sulfur, and bacteria in the plumbing cause foul smelling water. The magnesium anode rod installed in the tank protects the tank surface but generates enough hydrogen to create an odor when it interacts with sulfur in the water or bacteria in the tank. Replacing the magnesium anode rod with an aluminum anode may minimize the problem. The most efficient method of eliminating the hydrogen sulfide odor is to control the bacteria. As a rule, chlorination of public water supplies kills the bacteria, but some private well systems may need to be purified by the use of chlorine injectors or ultraviolet light. This will destroy the bacteria. If you are concerned by the smell, please call our office for professional help.

This condensation on the outside of the tank is caused by cold water filling the tank and humid air in the bathroom. There are a few of things you can do. You can insulate the inside of your tank. They sell kits for this and they work fairly well. The tank covers you can put on the outside help somewhat as well. You can also get a mixing valve. This is put on your cold water supply. It will add just enough hot water to the cold to warm it up. When the tank is filled with water at room temperature it won't sweat.

First, make sure the water supply is turned on. If it is, remove the lid to the toilet tank and check to see if the chain or strap to the flapper is broken or come loose. You could also have a blockage in the toilet "jets" just under the rim of the toilet.

Most often the cause is the fill valve in the tank has a leak in it. If the fill valve is old, you should replace it. Sometimes the shaft or wire that is used to set the level corrodes off. If the shaft or wire seems to be your problem then replacing it should fix your problem. Another possibility, if the fill valve has been replaced recently, is that it could be set too high.

There are several reasons we do not recommend this course of action; most drain chemicals are very toxic in nature and not a good thing to keep around the home if you have children or pets. If they do make it down the drain, the chemicals are contributing to global pollution. In addition, over time these chemicals may deteriorate your pipes from the inside out. When this happens, the drain line(s) will have to be replaced and creates a huge expense.

Do not confuse toxic drain cleaners with the various drain maintenance products that are on the market. These products contain ‘friendly” bacteria and enzymes. They work great to keep any drain sludge and grease from building up in the pipes.

The water heater Energy Factor (EF) is a measure of the overall efficiency of the water heater. This is determined by comparing the energy in the heated water used daily to the total daily energy consumption of the water heater. The EF can be used to compare the energy efficiency of water heaters. Water heaters with higher EFs will have lower annual operating costs than comparable models with lower EFs. A higher EF signifies a more efficient model. Water heaters with high EF ratings may cost more initially, but save energy and money in the long run. Eventually, they will pay for themselves through a lifetime of energy savings.

For most water heaters, the anode rod is attached to the hot water outlet of the water heater. If you are facing the front of the water heater (where the labels are), the hot water outlet is on the left hand side. The anode rod is often referred to as a "sacrificial rod".

Most water is rarely "pure". It can contain oxygen, magnesium, fluoride, chlorine and suspended particles. These components, in the concentrations in your water, are usually not bad for you. However, they do contribute to the taste and smell of the water. They also impart a slight conductivity to the water. Through an electrical process called electrolysis, this conductivity will eventually (over a long period of time) cause most metal to rust or corrode. When the water is heated, this electrical process can be accelerated.

Most water heaters are made of a steel tank with a porcelain enamel (glass) lining. However, due to production and assembly methods, it is not always possible to completely cover the inside of the tank. Therefore it is important to provide metal that can be consumed by the electrical process. This is where the sacrificial anode rod comes in. By acting as a lightning rod for the corrosion process, the anode rod draws the harmful electrolytic process away from the water heater tank and focuses the corrosion on the anode rod. Water heaters need this sacrificial anode rod to ensure that the electrolysis does not affect the tanks.

The answer may be that you have sediment buildup in your tank. As water heaters age, they tend to accumulate sediment and lime deposits. If the heaters are not cleaned periodically, the sediment may rise to a level that will act as a barrier between the burner and the water, making it harder to heat. An article published in a national ASPE plumbing journal states: for every half inch of sediment on the bottom of a gas fired water heater, it requires up to 70% more fuel to heat the water.

Yes. The Air-Conditioning, Heating and Refrigeration Institute (AHRI) recommends that any flood-damaged heating and cooling equipment be replaced, not repaired. From the AHRI website, as it pertains to water heaters:

"Whether your water heater is gas-fired, oil-fired or electric, if it was exposed to flood water, the unit should be replaced. In a gas unit, valves and controls will likely corrode. In an electric unit, the thermostat and controls will likely corrode. In both types, the insulation surrounding the unit will be contaminated and will be nearly impossible to disinfect. Additionally, the insulation would take a long time to dry, leading to corrosion of the tank from the outside.

Even if water heater components have been cleaned and the unit seems to operate properly, parts may corrode in the future. Both gas and electric water heaters have a pressure relief valve that can corrode and stick after being exposed to flood water. Therefore, be sure to replace this valve as well."

(Taken from www.ahrinet.org)

At the suggestion of AHRI, be sure to have your inspection and replacement work performed by a qualified professional.

With the increasing costs of energy and a desire for environmental friendliness, some customers are turning to the sun as a way to heat their domestic water. Bradford White manufactures a solar water heating storage tank for use with solar systems. This tank takes the heated water from the solar panels and uses it as a heat source instead of conventional gas, oil or electric heat sources unlike other tanks, this water heater has an electric heating element for back up on cloudy days, and when the solar system is not providing enough heat. However, it is important that you use only POTABLE (or domestic use) water in this tank.

A water heater should be placed in an area that will prevent damage to floors, ceilings, and furniture if the heater leaks. When this is not possible, a drain pan must be installed under the water heater. Since a typical drain pan doesn't hold that much water, it must have a pipe to a drain or other outlet for the water. When installed properly, a drain pan and pipe will keep any leakage under control and protect your belongings from water damage.

We recommend that you contact a plumbing professional to perform any maintenance or repairs to your water heater - from periodic checks on the anode rod to ensuring that all connections are secure. Recommendations for maintenance are in your water heater's owner manual. However, there are a few things that you can do:

• Ensure that there are no sources of flammable vapors in the same area as your water heater (this includes gasoline, heating oils, lighter fluid, propane, etc.).
• Keep the top of the water heater clean. If you notice water dripping on the water heater from any piping, contact a plumbing professional to have the leak repaired.
• Keep the space around your water heater clean and free of dirt, boxes, paint cans, aerosol cans, household cleaners and trash. It is important to keep the heater accessible for proper operation and easy maintenance.