Home Inspection FYI

Providing Help, Knowledge and Other Useful Information To Home Owners Everywhere

Home Inspection FYI - Providing Help, Knowledge and Other Useful Information To Home Owners Everywhere

Category Archives: Plumbing

Protect Your Property From Water Damage

Water Damage

Water may be essential to life, but, as a destructive force, water damage can diminish the value of your home or building. Homes as well as commercial buildings can suffer water damage that results in increased maintenance costs, a decrease in the value of the property, lowered productivity, and potential liability associated with a decline in indoor air quality.

The best way to protect against water damage and this potential loss is to ensure that the building components which enclose the structure, known as the building envelope, are water-resistant. Also, you will want to ensure that manufacturing processes, if present, do not allow excess water to accumulate causing water damage. Finally, make sure that the plumbing and ventilation systems, which can be quite complicated in buildings, operate efficiently and are well-maintained. This article provides some basic steps for identifying and eliminating potentially damaging water damage and excess moisture.

Identify and Repair All Leaks and Cracks To Protect Against Water Damage

water damage Protect Your Property From Water Damage

The following are common building-related sources of water intrusion that can cause water damage:

  • windows and doors: Check for leaks around your windows, storefront systems and doors.
  • roof: Improper drainage systems and roof sloping reduce roof life and become a primary source of moisture intrusion causing water damage. Leaks are also common around vents for exhaust or plumbing, rooftop air-conditioning units, or other specialized equipment.
  • foundation and exterior walls: Seal any cracks and holes in exterior walls, joints and foundations. These often develop as a naturally occurring byproduct of differential soil settlement.
  • plumbing: A huge source for water damage. Check for leaking plumbing fixtures, dripping pipes (including fire sprinkler systems), clogged drains (both interior and exterior), defective water drainage systems and damaged manufacturing equipment.
  • ventilation, heating and air conditioning (HVAC) systems: Numerous types, some very sophisticated, are a crucial component to maintaining a healthy, comfortable work environment. They are comprised of a number of components (including chilled water piping and condensation drains) that can directly contribute to excessive moisture in the work environment. In addition, in humid climates, one of the functions of the system is to reduce the ambient air moisture level (relative humidity)throughout the building. An improperly operating HVAC system will not perform this function.

Prevent Water Damage and Water Intrusion Through Good Inspection and Maintenance Programs

Hire a qualified InterNACHI inspector to perform an inspection of the following elements of your building to ensure that they remain in good condition to help protect against water damage:

  • flashings and sealants: Flashing, which is typically a thin metal strip found around doors, windows and roofs, are designed to prevent water intrusion in spaces where two building materials come together. Sealants and caulking are specifically applied to prevent moisture intrusion at building joints. Both must be maintained and in good condition to protect against water damage .
  • vents: All vents should have appropriate hoods, exhaust to the exterior, and be in good working order.
  • Review the use of manufacturing equipment that may include water for processing or cooling. Ensure wastewater drains adequately away, with no spillage. Check for condensation around hot or cold materials or heat-transfer equipment.
  • HVAC systems are much more complicated in commercial buildings. Check for leakage in supply and return water lines, pumps, air handlers and other components. Drain lines should be clean and clear of obstructions. Ductwork should be insulated to prevent condensation on exterior surfaces.
  • humidity: Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high. If you are concerned about the humidity level in your building, consult with a mechanical engineer, contractor or air-conditioning repair company to determine if your HVAC system is properly sized and in good working order. A mechanical engineer should be consulted when renovations to interior spaces take place.
  • moist areas: Regularly clean off, then dry all surfaces where moisture frequently collects.
  • expansion joints: Expansion joints are materials between bricks, pipes and other building materials that absorb movement. If expansion joints are not in good condition, water intrusion can occur.

Protection From Water Damage

  • interior finish materials: Replace drywall, plaster, carpet and stained or water-damaged ceiling tiles. These are not only good evidence of a moisture intrusion problem, but can lead to deterioration of the work environment, if having water damage they remain over time.
  • exterior walls: Exterior walls are generally comprised of a number of materials combined into a wall assembly. When properly designed and constructed, the assembly is the first line of defense between water and the interior of your building. It is essential that they be maintained properly (including regular refinishing and/or resealing with the correct materials) to protect against water damage.
  • storage areas: Storage areas should be kept clean.  Allow air to circulate to prevent potential moisture accumulation.

Act Quickly if  Water Intrusion Occurs To Protect Against Water Damage

Label shut-off valves so that the water supply can be easily closed in the event of a plumbing leak. If water intrusion does occur, you can minimize the damage by addressing the problem quickly and thoroughly. Immediately remove standing water and all moist materials, and consult with a building professional. Should your building become damaged by a catastrophic event, such as fire, flood or storm, take appropriate action to prevent further water damage, once it is safe to do so. This may include boarding up damaged windows, covering a damaged roof with plastic sheeting, and/or removing wet materials and supplies. Fast action on your part will help minimize the time and expense for repairs, resulting in a faster recovery.

 

Water Damage Protect Your Property From Water Damage.

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Solar Water Heaters

Solar Water Heaters

Solar water heaters are a cost-effective way to heat water in almost any climate.

Solar Water Heater 300x279 Solar Water Heaters

These type of heating systems heated with solar energy can be used for myriad home, business and industrial applications. Solar water heating has become very popular.

Solar Thermal Water Heaters Worldwide

While solar thermal systems have only recently become popular in the United States, they have been in use since as early as the 1890s. Israel began pioneering work in the 1950s in response to fuel shortages and, today, solar water heating is exploited by 85% of that country’s population. In this way, Israel saves an astonishing 2 million barrels of oil per year – 3% of their total energy consumption – making it the highest user, per capita, of solar energy of any form worldwide. Just by using a solar water heating!

Spain was the second country (after Israel) to require the installation of solar thermal systems. In China, systems are much cheaper than similar models sold in Western nations, and an estimated 30 million Chinese households make use of them. Solar thermal technologies have seen tremendous growth in Australia, Japan, and many other countries that receive abundant sunshine.

Solar Water Heater Components and Operation

Unlike photovoltaic solar panels, solar water heaters generate no electricity; rather, they directly heat water through sunlight. Solar water heating systems are generally composed of solar thermal collectors, a water storage tank, interconnecting pipes, and a fluid to move the heat from the collector to the tank.

Solar thermal collectors are fastened to a roof or a wall that faces the sun, heating fluid that can be pumped (in an active system), or driven by convection (in a passive system). Collectors are made from a glass-topped insulated box with a flat solar absorber made of sheet metal attached to copper pipes, and then painted black, or a set of metal tubes surrounded by an evacuated (near-vacuum) glass cylinder. Solar water heating systems are usually supplemented by conventional backup systems for cloudy days and times of increased demand.

Types of Solar Water Heaters

There are three types of  thermal solar water heating systems used for residential applications:
  • flat-plate collector. These are weatherproofed boxes that contain a dark absorber plate beneath one (or more) glass or plastic cover. Solar pool heating systems use unglazed flat-plate collectors, which lack a cover or enclosure.
  • integral collector-storage or batch systems. These feature black tanks or tubes in an insulated, glazed box. Cold water first passes through the solar collector, which warms the water before it is sent to a conventional backup water heater, which then fully heats the water. Batch systems should be installed only in milder climates because the exterior pipes can freeze in cold weather; and
  • evacuated-tube solar collectors. These systems feature rows of parallel, transparent glass tubes, each containing a glass outer tube and metal absorber tube attached to a fin. The fin’s coating absorbs solar energy but prevents radiative heat loss. While occasionally used in residences, this design is more common in commercial applications using solar energy.

Inspection and Maintenance of Solar Water Heaters

Solar water heaters require periodic inspections and routine maintenance to ensure efficient operation. Inspectors can recommend that the homeowner or a qualified solar energy technician perform certain tasks. The owner’s manual should also be consulted for maintenance and inspection tips. The following components should be inspected:

  • dampers. If equipped, ensure that the dampers open and close properly;
  • mineral buildup. If circulated in the system, mineral-rich water known as hard water can lead to mineral buildup in the pipes. This can be removed by adding an acidic de-scaling solution to the water every few years;
  • seals and glazing. Make sure the seals are in good condition, and check for cracks in the glazing. Plastic glazing that has become excessively yellowed may need to be replaced;
  • shading. Both new construction and vegetation can reduce the performance of the collector, so check to make sure that neither of these things interferes with the path of sunlight. While inspectors can check for shade once, they can recommend to their clients to check the collector three times (annually) – morning, noon and afternoon – to be on the safe side;
  • piping, duct and wiring insulation. Look for degradation or other damage to these components;
  • plumbing, ductwork and wiring connections. Check duct connections and seals to make sure there are no leaks where pipes connect. Ducts should be sealed with a mastic (plant resin) compound. Wiring connections should not be loose;
  • pressure-relief valve. If equipped, ensure the valve is not stuck open or closed;
  • pumps or blowers. The distribution pumps or blowers should activate when the sun is shining on the collectors after mid-morning. Listen to verify that they have turned on. If you cannot hear anything, then it’s likely that either the pumps/blowers or the controller has malfunctioned;
  • roof penetrations. Roof penetrations require flashing and sealant, which should be in good condition;
  • soiling. Soiled or dirty collectors will perform weakly. Homeowners in dry, dusty environments may have to clean their collectors periodically;
  • storage tanks. Check storage tanks for leaks, cracks, rust and other signs of damage; and
  • support structures. If the collector has a support structure, make sure all nuts, bolts and other connections are tight.

Solar water heaters heat water by using sunlight, but, just as with conventional water heaters, they require some maintenance to ensure optimum performance.

 

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Anti-Scald Valves

Anti-scald Valves and How Important They Are

Anti-Scald Valves, also known as tempering valves and mixing valves, mix cold water in with outgoing hot water so that the hot water that leaves a fixture is not hot enough to scald a person.scaldvalce Anti Scald Valves

Facts and Figures About Anti-Scald Valves

  • Scalds account for 20% of all burns.
  • More than 2,000 American children are scalded each year, mostly in the bathroom and kitchen.
  • Scalding and other types of burns require costly and expensive hospital stays, often involving skin grafts and plastic surgery.
  • Scalding may lead to additional injuries, such as falls and heart attacks, especially among the elderly.
  • Water that is 160º F can cause scalding in 0.5 seconds.

Unwanted temperature fluctuations are an annoyance and a safety hazard. When a toilet is flushed, for instance, cold water flows into the toilet’s tank and lowers the pressure in the cold-water pipes. If someone is taking a shower, they will suddenly feel the water become hotter as less cold water is available to the shower valve. By the same principle, the shower water will become colder when someone in the house uses the hot-water faucet. This condition is exacerbated by plumbing that’s clogged, narrow, or installed in showers equipped with low-flow or multiple showerheads. A sudden burst of hot water can cause serious burns, particularly in young children, who have thinner skin than adults. Also, a startling thermal shock – hot or cold – may cause a person to fall in the shower as he or she scrambles on the slippery surface to adjust the water temperature. The elderly and physically challenged are at particular risk.

What Do Anti-Scald Valves Do

Anti-scald valves mitigate this danger by maintaining water temperature at a safe level, even as pressures fluctuate in water supply lines. They look similar to ordinary shower and tub valves and are equipped with a special diaphragm or piston mechanism that immediately balances the pressure of the hot- and cold-water inputs, limiting one or the other to keep the temperature within a range of several degrees. As a side effect, the use of an anti-scald valve increases the amount of available hot water, as it is drawn more slowly from the water heater. Inspectors and homeowners may want to check with the authority having jurisdiction (AHJ) to see if these safety measures are required in new construction in their area.

Installation of anti-scald valves is typically simple and inexpensive. Most anti-scald valves are models that are installed in the hot-water line and require a cold-water feed. They also require a swing check valve on the cold-water feed line to prevent hot water from entering the cold-water system. Anti-scald valves may be installed at the water heater to safeguard the plumbing for the whole building, or only at specific fixtures.

The actual temperature of the water that comes out of the fixture may be somewhat different than the target temperature set on the anti-scald valve. Such irregularities may be due to long, uninsulated plumbing lines or defects in the valve itself. Users of anti-scald valves may fine-tune the valve with a rotating mechanism that will allow the water to become hotter or colder, depending on which way it’s turned. Homeowners may contact a qualified plumber if they have further questions or concerns regarding anti-scald valves.

In summary, anti-scald valves are used to reduce water temperature fluctuations that may otherwise inconvenience or harm unsuspecting building occupants.

Anti-Scald Info 

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