Tips for home upkeep
Published 12:44 pm, Friday, September 27, 2013
To protect what is likely your most valuable investment — your home — there are a few basic maintenance techniques and repairs you should know.
Because San Antonio has “hard” water — a condition defined by the San Antonio Water System as water concentrated with calcium and magnesium — homeowners can benefit from flushing their water heaters once a year and installing water softeners.
Flushing the water heater will double its lifespan, helping it last for at least 12 years, said Jim Parker, co-owner of Parker & Sons Plumbing Co. The flush pushes out sediment, which can cause the lower element to fail on some electric water heaters, he said.
Those who have never flushed a water heater should watch a plumber do it first — an inexpensive service call — to learn the proper techniques, so they can do it themselves in the future.
To flush the water heater, hook an unattached garden hose to the appliance's drain valve, extend the hose outdoors, then turn on the water heater's boiler drain to empty fluid from the tank, Parker said. Leave the water heater on during this process and allow incoming water to continue flowing to the tank, he said. After a short time, shut off water flowing into the tank and allow the appliance to drain through the hose.
Be aware that the fluid flushing out of the water heater will be very hot unless allowed to cool. When the process is complete, the homeowner may see a pile of rocks at the end of the hose outdoors, all the sediment that had built up inside the water heater before being flushed out, Parker said.
Homeowners should be sure to refill an electric water heater completely with water before turning the appliance back on. That's because an electric water heater turned on with no fluid inside will burn up, an unfortunate incident known as “dry firing,” Parker said.
Installing a water softener also helps the water heaters — and toilets, faucets and piping — last longer. It also reduces the amount of soap a homeowner uses when bathing or washing clothes, he said.
San Antonio also is known for having high water pressure, which can cause dripping faucets or a leak in the yard or the slab of the home, Parker said. Installing a pressure-reducing valve outdoors by the water meter will reduce the risk of line breaks and leaks. This type of valve ensures the water pressure stays below the maximum of 80 pounds per square inch, he said.
Homeowners also should replace their washing machine hoses every five years, Parker said. Otherwise the hoses could crack and cause serious water damage to the home. Washing machine hose failures are one of the most common residential damage claims, Parker said. Be sure to shut off the water at the outdoor meter before replacing the hoses.
Avoid putting food and refuse, such as potato skins, pasta, rice and coffee grounds, in the garbage disposal, Parker said. Never put grease in garbage disposal. Parker said his company routinely receives service calls to clean clogged garbage disposals.
Air conditioning repairs should be made by a licensed technician, but homeowners can keep the system clean by pouring a small amount of water mixed with bleach or vinegar into the condensation line to dissolve algae, dirt, dust and insects that build up, said Michael Stetler, project manager for Quarter Moon Plumbing and Air Conditioning in San Antonio.
Also be sure to change the air conditioning filter monthly, and use a garden hose during warm weather to rinse the exterior of the air conditioning unit outdoors, Stetler said. These techniques allow the air conditioning system to keep providing a good air flow.
Homeowners should call a licensed electrician to make any electrical repairs, but there are a few maintenance checks homeowners can do. Raymond Quiñones, owner of Rayco Electrical Contractors Inc. in San Antonio, suggests buying a 120-volt electrical outlet tester to make sure all outlets have the correct polarity.
Checking electrical breakers is also important. Those older than 10 years should be replaced by an electrician, Quiñones said.
Electrical devices plugged into outdoor receptacles, such as landscape lights, will sometimes cause electrical outlets to fail inside the house, particularly when an outlet serving as a ground fault circuit interrupter is in the garage, said Troy Allgood, the owner of Allgood Electric Inc. in San Antonio.
This can cause some electrical outlets inside the house, particularly those in bathrooms, to stop working, especially after a storm blows through and the electrical device outdoors gets wet, Allgood said. To correct this, press the reset button on the electrical outlet. If the plugs still do not work, make sure there is nothing plugged in outdoors, particularly nothing that is wet, Allgood said. A wet electrical device plugged in outdoors could be causing the circuit to trip.
Newer homes might have electrical circuit breakers that fail when a vacuum cleaner, treadmill or motor-powered device is used in certain outlets, Allgood said. This is because some breakers serve as arc fault circuit interrupters. The best way to avoid this problem is to install a surge protective device or use another electrical outlet that is not AFCI protected, he said.