Tips for Preventing and Avoiding Frozen Water Pipes
POWER OUTAGE: If the power goes out and you are no longer receiving a water supply, the potential for your pipes to freeze is even greater. The best thing to do is to shut off the main water supply valve (coming into your home), then to open all taps so that the remaining water in the pipes trickles out and leaves no pressure in the system.
NEW HOMES: If you have the luxury of participating and/or overseeing the building of your home, make sure the plumber does not run any plumbing supply lines in the outside walls of the home. Even if he indicates he will wrap them in insulation, do not accept this compromise. Even insulated pipes in outside walls can freeze.
EXISTING HOMES: Assuming that your home's heat system doesn't fail, it is the water pipes located in outside walls, or in floors over unheated spaces, such as garages, that are in danger. Bathrooms over a garage are a common source of trouble. If you have an attached garage, keep your garage door closed. Unheated garages can be twenty or more degrees warmer than the outside temperature, and even if you don't have water pipes over the garage, keeping it closed will keep the adjoining rooms of your home warmer, too. Get in the habit of checking that the door is closed before you retire for the evening! If you have an existing home and there are plumbing supply lines running on the outside walls that you have access to, then insulate these pipes with pipe insulation or pipe heaters, available at most hardware stores.
If you're vacationing during winter months, never turn your heating system off, or set the thermostat below 55 degrees. Regardless of how well walls are insulated, unless there is a source of heat for the pipes, they can freeze if the temperature of the room drops low enough. Typically, frozen water pipes occur in unused rooms whose heat source has been shut off, and from vacant homes and commercial buildings whose thermostats have been turned down or off. Arrange to have someone check on your home frequently if you are away from your home for a prolonged period during the winter.
If you have a pipe that freezes every year, try installing a louvered grille or some source of air flow between the the room that frequent freezing occurs in and a heated room. This will allow some heated air to get to the pipe and keep it warm. When insulating, look for small holes to the outside that let cold air access to the pipe. Some expanding foam will do a nice job of sealing out the breeze.
Labels: freeze, frozen, Home, maintenance, warning, water pipes
Like any machine, your gas furnace benefits from regular maintenance. Although you should have your furnace checked and maintained every year by a licensed contractor, you can make a few simple checks for maximum efficiency and savings.
For older type burner furnaces:
- When the furnace isn't running, look through an opening and check the pilot flame (the small flame that burns continuously). It should be blue in color and fairly sharp in shape. If it isn't or seems either too low or too high, have a heating contractor adjust it.
- When the furnace runs, look at the flames coming out of the burners. They should also be sharp blue. If the flames look yellow or lazy, have a heating contractor clean the burner or adjust the gas-air ratio.
- Look at the burners themselves and make sure there is no soot buildup.
For both older burner furnaces AND new condenser models:
- Inspect the exhaust stack pipes for loose connections or corrosion.
- Inspect the ductwork for leaks. Watch for signs of air movement or run your hand over duct joints. Seal with UL 181 tape and mastic.
- Listen to your furnace occasionally as it goes through a heating cycle. Make sure the cycle progresses in this order: thermostat calls for heat; burner ignites; fan starts; thermostat is satisfied; burner shuts off; fans stops. If the burner and fan cycle off and on frequently before the thermostat is satisfied, call a contractor.
- Make a solution of water and dishwashing soap and brush on all gas line fittings and connections. If you see bubbles, tighten the fitting and test again.
- Clean the room where the furnace is located. Nearby dirt and dust can be pulled into the burners and cause soot.
- Replace or clean the furnace filter when it becomes dirty. Your filter may be washable or disposable depending on type.
- Vacuum supply and return air vents.
Labels: furnace, gas, Home, maintenance
