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The average household plumbing system represents an investment of about fifteen percent of the value of the house. No part of your house is more important. Nothing in your house is used more often. Keep your plumbing systems in good operating condition. The re-sale value of a house with sound plumbing is far greater than that of a house where plumbing is in poor repair.

There are many things that an owner can do; there are many things that should be left to an expert - the plumbing contractor and his staff of journeymen plumbers. Minor repairs should be made promptly. Annoyances such as a clogged drain, dripping faucet or a leaking flush valve in the toilet, are more than a mere bother - they waste money.

This booklet suggests remedies for these and many other household plumbing problems. Please keep this information in a convenient location for future reference.

Major repairs, replacements, and new plumbing installations should be left to the supervision of a plumbing contractor. Our working methods are based on years of experience - and we guarantee that all work performed is of the highest quality. This booklet will help prolong the life of your plumbing system. We will be happy to give you additional hints that apply specifically to your own home.

Knowing where and how to shut off water for your home, or any part of it, will be important in an emergency. All family members should know where the valves are, and in which direction they should be turned, to shut off the water.

One way to identify the valves is to have a tag on each valve indicating its function. Valve-identifying tags may be obtained from Evergreen State Plumbing. We are pleased to offer a valve tagging service to our customers.

The most important valve in your house is the main shut-off valve for the entire plumbing system. This valve is located on the house side of the water meter. Because easy operation of this valve is important, it is advisable to place a few drops of oil around the valve handle once or twice a year. This will prevent the sticking action of corrosion.

Check the temperature and pressure relief valve on the hot water heater (annually) to be sure the lever is functioning. Grasp the lever and move it to the horizontal position. If the valve does not work, have it replaced. (Note: Water will drain from the line linked to this valve. Have a bucket handy to catch it.)
Open the drain valve at the water heater tank bottom and drain 2 or 3 gallons of water from the heater to remove any sediment that may have accumulated in the tank bottom (semiannually; if drain water contains a high degree of sediment, drain more often). (Note: If this procedure is not done regularly, residual sediment particles may prevent the faucet valve from reseating properly upon closing, and the valve washer may have to be replaced.)

Inspect the exhaust stack on gas fired water heaters to ensure that all pipe connections are secure and free of rust, corrosion, and obstructions (annually). (Note: It is essential that fuel fired water heaters vent their gases to the outside; escape of gases inside the home could be lethal and pose a fire hazard.)

If insulation has been mounted on the exterior of the water heater tank, inspect it to ensure that the insulation remains in the proper position, noting particularly that it is not blocking the combustion air inlet or the exhaust vent of gas or oil fired units (quarterly).

Check the temperature setting on the hot water heater. If it is above 120 degrees F or if your automatic dishwasher does not have its own heating element, you are wasting energy.

If a gas fired water heater is located in the garage, basement, or utility area, do not store gasoline in the same area. Gas fumes can build up and be ignited by the water heater pilot light flame.

Before the cold freezing weather sets in, make sure that all the garden hoses outside your home are disconnected. Failing to do so can damage the hose and the hose bib to which it is connected.

This is especially important with anti-freeze hydrants. The hose must be disconnected to make the faucet freeze-proof. Failure to do so will trap water in the faucet body, which then can freeze and split.

Whenever possible it is best to drain systems not being used in severely cold weather. If you have a separate valve for outside faucets, shut if off. Then go outside and turn on all the faucets to drain water in the lines. Leave the outside faucets on while you go back in, and locate a small brass plug or cap on the valve. Turn this plug far enough that water drains from the valve. Then, tighten the plug back and turn off all the outside faucets.

Never leave a garage door open in severely cold weather, if there is plumbing in or near the garage. The cold draft can freeze water lines in minutes. Drain in-ground sprinkler systems. Check manufacturer's instructions for the best way to do this.

Finally, shut off and drain your water system if you are leaving home for extended periods. (Turn off the water heater before draining the system.) Turn off the main shut-off valve, then go through the house and turn on all faucets, sinks, tubs, showers, etc., flush the toilets and drain the water heater. Add biodegradable anti-freeze to all traps.

If you find a leak in your plumbing system, shut off the water supply and call us at once. Water supply systems are under high pressure. Temporary repairs are only temporary and wrapping the pipe usually fails. Leaks must have immediate attention, since they can progress into a serious break in a hurry.

If you have a sump pump, be sure that it is always in good operating condition so that it will be ready to function when needed. Oil it carefully in accordance with the manufacturer's instructions. Make it operate occasionally by tripping the lever after filling the basin particularly with water. Unless you do this every three or four months, there is danger that corrosion may cause a sticking of the shaft when operation is required.

Closet tanks and bowls are made of vitreous china and are impervious to ordinary household acids. If something more than hot water and soap is needed to clean them, apply a non-abrasive powder or cleaner recommended by your plumber. Constant use of abrasive cleaners can eventually wear the finish down, making it much more porous and susceptible to stains. Many good bowl cleaners are on the market today. However, we have found that the "blue water" continuous bowl cleaners tend to accelerate the deterioration of the rubber and neoprene parts in the tank, due to the chemicals they contain. Several problems can develop: the tank continues to run after tank fills, the tank doesn't fill but water continues to run or water leaks on the floor.

Clean aerators on faucets (every three or four months, depending upon water hardness). You may need to use a rust or scale remover to return them to normal condition, or have them replaced. Repair leaking faucets (as needed). Leaking faucets waste water. If washer type, replace faucet washer and check washer seat for roughening; smooth if needed. If washer-less, consult an installation manual. Contact us for service and repair if necessary. Use a non-abrasive cleaner. Constant use of abrasive cleaners can eventually wear the finish down, making it much more porous and susceptible to stains.

Evergreen State Plumbing LLC
(206)595-4214

Whirlpool Maintenance and Repair

There is a simple monthly procedure to follow to keep the plumbing system clean:

*Set air control knobs to the closed position.

*Fill the tub with hot water to at least two inches above the highest jet.

*Add two tablespoons of low sudsing automatic dishwasher detergent such as Calgonite or Cascade.

*Operate whirlpool for 20 minutes.

*Drain and rinse the water from the tub.

The following month, substitute 1/2 cup of household bleach for the detergent. Alternate these two cleaners each month.

Most bathroom cleaners can be used on your tub. However, please avoid abrasive cleanser, it could dull the surface. If the tub is slightly scratched, an automobile wax will restore the beautiful shine of the cast acrylic surface.

Evergreen State Plumbing’s commitment to quality continues long after each job is complete. We hope you find this information helpful. Please contact us to receive a free estimate on your next remodeling project. We offer a wide variety of services.