Fact: Water is the only substance that exists as a liquid at room temperature and then EXPANDS when it freezes.
Fact: The roughly 9% expansion of water at the freezing point is powerful enough to burst solid copper pipes.
One of the challenges of living at 7,000′ elevation is the risk of bursting pipes flooding your home. Unfortunately, it happened this week to a longtime owner at Incline Pines.
It’s not an uncommon experience. Back when our homes were built in the 1970s, little thought was given to the occasional– but extreme– weather conditions (think FLAT roofs in snow country!)
The outside hose bibbs are a weak point. The original copper piping runs right up to the exterior siding where it’s soldered to the spigot. Some years ago a pipe burst inside our wall next to a hose bibb. We were fortunate; it was more of a pinhole leak and didn’t do much damage. But it served as a warning. We installed a newer cold-weather hose bibb that reduces the risk of freezing while taking additional steps to protect our home.
My family had always left the mechanical thermostat at 55 degrees when we were gone; the lowest available setting. Obviously that wasn’t warm enough to prevent freeze damage on extremely cold nights.
So we began shutting off the water every time we left.
It was cumbersome and required a special key to turn the main valve located near the water heater. It was unrealistic to expect occasional visitors to take the necessary steps to turn the water on when they arrived and then turn it off when they left.
Eventually we installed a quarter-turn ball valve downstream from the main shutoff, which allowed anybody to turn the water on and off with no difficulty.
When we leave the house, we shut off the water and open the faucet at a utility sink, which drains the standing water from the entire unit.
This also allows us to set our Nest thermostat to the minimum 40 degrees to save natural gas.
The HOA Board of Directors urges everyone to consider installing a water shutoff valve– and to use it consistently. It may not just protect you from frozen pipes: A failing water heater or burst washing machine hose or toilet supply line can be just as devastating.
Please let us know if you need any help!
Interesting comment. I have now installed a wifi motorized valve that works with the type (1/4 turn) valve. I can just push a button on the device, or use my iPhone to open or close it remotely, or put it on a schedule. I have my next set so that when it detects my phone on the wifi and turns up the heat, or I can turn it on before I come home.
Good info. Thanks, Fred.
Fred I’m very interested in what you installed. I need to do this too as I also had a pipe that was frozen and caused leakage at the valve. Does any plumber do this or do we have someone available to install such a device?
Michele,
For me, I had a valve that could accept the proper device that I purchased from amazon. If you do not have a 1/4 turn valve, since it is the main valve for the house, your alternative is to either turn off that valve and cut the line in the house side of the valve and install a proper valve, or hire a plumber to replace the valve that is already there. The installtion of the Wifi valve took about 15 minutes and a screwdriver, and then some setting of options on my iPhone.
Fred
We have the same ball valve at the entrance piping which we shut off and drain same as you. It is a good solution. The insulated outside hose bibs in the exterior walls should be mandatory. Thanks for the article.
Timely conversation George. We are replacing the dated main interior water line gate valve with a ball valve and siphon valve this coming Monday to allow on-demand draining of the interior pipes when we are away. Unfortunately, a major design flaw of the Incline Pines main water line system requires that water be shut off to the entire complex in order to exchange those interior valves. Over time it would be wise to consider options to allow selective shutoff to individual units, but I’m sure that the logistics of such an undertaking would be significant.
I apologize to everyone ahead of time for any inconvenience come Monday when the water will be temporarily shut off.
Perry- I wonder if we might want to explore a water “shut off” day in the future– announced weeks ahead of time so owners could line up plumbers to do exactly what you’re doing. Get it over with in one day! Thanks for the comment. -George
George, you are right, and it might be a great idea to coordinate a future date with Janet in the Spring or Summer when access to units for plumbers are optimal and to provide sufficient time to capture the interests of as many owners as possible. I am just completing a several month renovation of our downstairs from a toilet flooding from upstairs, and so all of that could have been avoided had I had the foresight to incorporate a drain valve in the past.
Live and learn.
Comments are closed.