PROPERTY maintenance: PLUMBING

Plumbing Repairs and Maintenance 

This manual provides detailed steps, symptoms, and frequencies for regular maintenance and common plumbing repairs. Follow the guidelines to ensure efficient and timely handling of plumbing issues.

Note: When handling maintenance issues, it's best to take a video of the problem. This helps clearly identify the issue, making it easier and faster to resolve. 

Frequency:

• Regular Maintenance: Annually inspect and replace worn washers and O-rings.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Dripping sound from the faucet

• Visible water droplets even when the faucet is turned off

• Increased water bills

• Water stains around the sink area

Steps to Fix:

1. Turn off the Water Supply: Turn off the valves under the sink to stop water flow.

2. Disassemble the Faucet: Remove the handle and use a wrench to loosen the packing nut.

3. Inspect and Replace O-Rings and Washers: Check for wear and tear on the O-rings and washers. Replace them if necessary.

4. Reassemble the Faucet: Put all parts back together and tighten the packing nut.

5. Turn on the Water Supply: Test the faucet to ensure the leak is fixed.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Wrench

• Screwdrivers (Phillips and flathead)

• Replacement O-rings and washers

• Plumber's grease

• Pliers

Common Costing:

• Inspection and minor repairs: $75-$150

• Washer and O-ring replacement: $10-$50

• Full faucet repair: $100-$200

• Professional plumber service: $150-$300

Frequency:

• Regular Maintenance: Annually inspect pipes for signs of wear or damage.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Water stains on ceilings or walls

• Mold or mildew growth

• Reduced water pressure

• Damp spots on floors or carpets

Steps to Fix:

1. Turn off the Main Water Supply: Locate the main valve and shut off the water.

2. Locate the Leak: Identify the exact location of the leak.

3. Patch the Leak: Use a pipe repair clamp or epoxy putty for temporary fixes. For permanent repairs, replace the damaged section of the pipe.

4. Test the Repair: Turn the water supply back on and check for leaks.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Pipe wrench

• Pipe repair clamp

• Epoxy putty

• Pipe cutter

• Screwdrivers (Phillips and flathead)

• Pliers

• Flashlight

Common Costing:

• Inspection and minor repairs: $100-$200

• Temporary leak patch: $20-$50

• Pipe section replacement: $150-$500

• Professional plumber service: $200-$400

Frequency:

• Regular Maintenance: Use enzyme-based drain cleaners monthly to prevent clogs.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Slow draining or standing water in the toilet bowl

• Water leaking from the base of the toilet

• Gurgling sounds when flushing

Steps to Fix:

1. Use a Plunger: Plunge the toilet to try to clear the clog.

2. Use a Toilet Auger: If plunging doesn't work, use an auger to break up the clog.

3. Check for Leaks: Inspect the base and tank for any visible leaks.

4. Replace Wax Ring: If the toilet leaks from the base, replace the wax ring seal.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Plunger

• Toilet auger

• Wrench

• Replacement wax ring

• Screwdrivers (Phillips and flathead)

• Cleaning supplies (gloves, disinfectant)

• Bucket

Common Costing:

• Clog removal (plunging or auger): $75-$150

• Wax ring replacement: $50-$150

• Leak inspection and repair: $100-$200

• Professional plumber service: $150-$300

Frequency:

• Regular Maintenance: Monthly cleaning to prevent buildup.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Slow draining water

• Water pooling around feet during a shower

• Unpleasant odors from the drain

Steps to Fix:

1. Remove Drain Cover: Unscrew and remove the drain cover.

2. Clear Debris: Use a drain snake or a hair clog remover tool to remove debris.

3. Flush with Hot Water: Pour hot water down the drain to clear any remaining blockage.

4. Replace Drain Cover: Reinstall the drain cover.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Screwdrivers (Phillips and flathead)

• Drain snake or hair clog remover tool

• Bucket

• Gloves

• Hot water

• Cleaning brush

Common Costing:

• Drain inspection and cleaning: $75-$150

• Clog removal: $100-$200

• Professional plumber service: $150-$300

Frequency:

• Regular Maintenance: Monthly cleaning to prevent buildup.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Slow draining water

• Gurgling noises from the drain

• Unpleasant odors

Steps to Fix:

1. Use a Plunger: Attempt to dislodge the clog using a plunger.

2. Use a Drain Snake: If plunging fails, use a drain snake to clear the blockage.

3. Clean the P-Trap: Remove and clean the P-Trap under the sink.

4. Flush with Hot Water: Pour hot water down the drain to ensure it's clear.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Plunger

• Drain snake

• Bucket

• Wrench

• Screwdrivers (Phillips and flathead)

• Gloves

• Hot water

Common Costing:

• Drain inspection and cleaning: $75-$150

• Clog removal (plunger or snake): $100-$200

• P-trap cleaning: $75-$150

• Professional plumber service: $150-$300

Frequency:

• Regular Maintenance: Annually inspect and flush the water heater.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• No hot water

• Strange noises from the heater

• Water leaking from the heater

Steps to Fix:

1. Check the Thermostat: Ensure the thermostat is set to the desired temperature.

2. Inspect for Leaks: Check the water heater for any visible leaks.

3. Flush the Heater: Drain the tank to remove sediment buildup.

4. Check Heating Elements: Inspect and replace faulty heating elements if necessary.

Person Responsible:

• Plumber

• HVAC Technician

Tools Required:

• Screwdrivers (Phillips and flathead)

• Wrench

• Bucket

• Hose (for draining the tank)

• Multimeter

• Replacement heating elements

Common Costing:

• Inspection and maintenance: $100-$200

• Flushing the heater: $75-$150

• Heating element replacement: $100-$300

• Professional plumber service: $150-$400

Safety First:

• Turn off the main breaker before removing any panel covers.

• Use insulated tools and wear gloves if necessary.

• Only proceed if you're familiar with handling electrical panels or have assistance from a qualified person.
  
  

Tools You’ll Need:

• Digital multimeter or voltage tester

• Flashlight

• Screwdriver

• Access to the breaker panel and water heater disconnect
  
  

Step-by-Step Instructions:

1. Check Breaker Panel

a. Open the main breaker panel.

b. Locate the breaker labeled for the water heater.

c. Make sure the breaker is ON. If it’s tripped (in the middle position), switch it OFF then ON again to reset it.

d. Using a multimeter, check for voltage on the wires feeding the water heater breaker:

• Set the multimeter to AC voltage.

• Test between both hot wires (should read ~240V).

• Test between each hot wire and neutral (should read ~120V each).

• If there is no voltage, the issue may be at the breaker, wiring, or upstream.
  
  

2. Check the Water Heater Disconnect Box

a. Locate the disconnect box next to the water heater (often mounted on the wall).

b. Open it and check if there's a pull-out fuse or breaker-style disconnect.

c. Ensure it is in the ON position.

d. Using your multimeter, test for voltage at the output terminals:

• • 1. • Between the two hot wires: ~240V

       • Between each hot and ground: ~120V

e. If there’s no voltage, the disconnect or wires from the panel could be bad.

3. Check Voltage at the Water Heater Terminals

a. Remove the water heater’s electrical access panel (usually near the top).

b. Carefully test the wires going into the water heater:

• • • • Between both hot wires: ~240V

      • Between each hot and ground: ~120V

c. If there is no voltage, power is not reaching the heater.

4. Check for Missing or Disconnected Wires

a. If no power is reaching the heater, there may be:

• • 1. • Missing copper (the wire may be cut or stolen in some areas).

       • Loose wire connections.

b. A break or disconnection in the run between panel and heater.

5. Check for Partial Power Issues (Optional but Important)

a. Plug a small device (like a phone charger) into outlets around the house.

b. If some outlets work and others don't, or some seem dim or weak:

• • 1. • There may be an issue where the house is only getting 120V instead of 240V.

       • This could be a problem from the power company. Call the utility provider to report it.

Frequency:

• Regular Maintenance: Annually inspect and maintain the water heater.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Water not reaching the desired temperature

• Inconsistent hot water supply

Steps to Fix:

1. Check the Thermostat: Ensure it is set correctly.

2. Inspect the Heating Elements: Check for functionality and replace if needed.

3. Check for Sediment Build-Up: Flush the water heater to remove any sediment.

Person Responsible:

• Plumber

• HVAC Technician

Tools Required:

• Screwdrivers (Phillips and flathead)

• Wrench

• Bucket

• Hose (for draining the tank)

• Multimeter

• Replacement heating elements

Common Costing:

• Inspection and maintenance: $100-$200

• Flushing the heater: $75-$150

• Heating element replacement: $100-$300

• Professional plumber service: $150-$400

Frequency:

• Regular Maintenance: Regularly inspect for any signs of leaks.

• Common Repair: As needed when symptoms are observed.

Symptoms:

• Unexplained water puddles

• Water stains on ceilings, walls, or floors

• Mold or mildew growth

Steps to Fix:

1. Identify the Source: Trace the leak to its origin.

2. Turn off the Water Supply: Shut off the nearest valve or main water supply.

3. Repair or Replace: Patch small leaks with appropriate materials; replace damaged sections if necessary.

4. Test for Leaks: Turn the water back on and check if the leak persists.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Pipe wrench

• Screwdrivers (Phillips and flathead)

• Pipe repair clamp or epoxy putty

• Replacement pipes or fittings

• Bucket

• Flashlight

Common Costing:

• • Inspection and minor repairs: $100-$200

  • Leak patching: $50-$150

  • Pipe replacement: $150-$500

  • Professional plumber service: $150-$400

Frequency: Annually.

Procedure:

1. Turn Off the Power and Water Supply:

   • Switch off the power to the tankless water heater.

   • Close the water supply valves to the unit.

2. Prepare the Descaling Solution:

   • Follow the manufacturer's instructions to prepare the descaling solution.

   • Use a bucket to mix the solution if needed.

3. Connect the Pump and Hoses:

   • Connect one end of a hose to the water heater's cold water isolation valve and the other end to a submersible pump placed in the bucket.

   • Connect another hose from the hot water isolation valve to the bucket.

4. Run the Pump:

   • Turn on the pump to circulate the descaling solution through the water heater.

   • Allow the solution to run through the system for the time specified by the manufacturer, typically 45 minutes to an hour.

5. Rinse the System:

   • After descaling, turn off the pump and dispose of the used solution.

   • Refill the bucket with clean water and run the pump again to flush out any remaining descaling solution from the water heater.

6. Restore Power and Water Supply:

   • Disconnect the hoses and remove the pump.

   • Open the water supply valves and turn the power back on to the unit.

   • Check for proper operation and leaks.

Person Responsible:

• Plumber

• HVAC Technician

Tools Required:

• Submersible pump

• Hoses

• Bucket

• Descaling solution

• Wrench

Common Costing:

• Descaling solution and materials: $30-$50

• Professional descaling service: $150-$300

Frequency: Annually.

Procedure:

1. Turn Off the Power:

   • Ensure the water heater is powered off to prevent accidental electric shock.

2. Locate the Air Filter:

   • Refer to the manufacturer's manual to locate the air filter on your specific model.

3. Remove the Air Filter:

   • Carefully remove the air filter from the unit.

4. Clean or Replace the Air Filter:

   • If the filter is washable, clean it with water and mild soap. Allow it to dry completely before reinstalling.

   • If the filter is not washable or is damaged, replace it with a new one as specified by the manufacturer.

5. Reinstall the Air Filter:

   • Place the cleaned or new filter back into the unit.

   • Ensure it is securely in place.

6. Restore Power:

   • Turn the power back on to the water heater and check for proper operation.

Person Responsible:

• Homeowner

• Handyman

Tools Required:

• Screwdrivers (if needed to remove the air filter cover)

• Replacement air filter (if needed)

• Mild soap and water

Common Costing:

• Replacement air filter: $10-$30

• Professional service: $50-$100

Symptom: No hot water.

Solution:

1. Check the Reset Button:

   • Locate the reset button on the water heater, typically near the control panel.

2. Press the Reset Button:

   • Press and hold the reset button for a few seconds.

   • Release the button, wait to see if the unit resets, and start heating water again.

3. Power Cycle the Unit:

   • If the reset button does not resolve the issue, turn off the unit's power at the circuit breaker.

   • Wait for a few minutes, then turn the power back on.

   • Check if the water heater is functioning properly.

Person Responsible:

• Homeowner

• Handyman

Tools Required:

• None

Common Costing:

• Homeowner: No cost (DIY)

• Handyman service: $50-$100

Symptom: Water leaking from the unit.

Solution:

1. Turn Off the Power and Water Supply:

   • Switch off the power to the water heater to prevent electric shock.

   • Close the water supply valves to stop the water flow.

2. Identify the Source of the Leak:

   • Inspect the unit carefully to determine where the leak is coming from.

3. Tighten Fittings:

   • If the leak is coming from a loose fitting or connection, use a wrench to tighten the fittings securely.

4. Replace Faulty Components:

   • If the leak is due to a faulty component such as a valve or gasket, refer to the manufacturer's manual for the correct replacement part.

   • Follow the instructions to replace the damaged component.

5. Test for Leaks:

   • Open the water supply valves and turn the power back on.

   • Check for any remaining leaks and ensure the unit is operating correctly.

Person Responsible:

• Plumber

• HVAC Technician

Tools Required:

• Wrench

• Replacement parts (valve or gasket)

• Screwdrivers (if needed)

Common Costing:

• Replacement parts: $10-$50

• Professional leak repair service: $100-$250

Frequency: Annually.

Procedure:

1. Turn Off the Power and Water Supply:

   • For electric water heaters, turn off the power at the circuit breaker.

   • For gas water heaters, turn the thermostat to the "pilot" setting.

   • Turn off the cold water supply to the water heater.

2. Attach a Hose to the Drain Valve:

   • Connect a garden hose to the drain valve located near the bottom of the tank.

   • Run the other end of the hose to a floor drain or outside area where the hot water can safely drain.

3. Open the Drain Valve:

   • Open the drain valve and allow the water to flow out of the tank.

   • Be cautious, as the water will be hot. You can open a hot water faucet in the house to help the water drain more quickly and to prevent a vacuum.

4. Flush the Tank:

   • Once the tank is empty, briefly turn on the cold water supply to flush out any remaining sediment.

   • Let the water run until it runs clear.

5. Close the Drain Valve:

   • Close the drain valve and remove the hose.

   • Turn the cold water supply back on to refill the tank.

6. Restore Power and Check for Leaks:

   • For electric heaters, turn the power back on at the circuit breaker.

   • For gas heaters, set the thermostat back to the desired temperature setting.

   • Check for any leaks around the drain valve.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Garden hose

• Wrench

• Bucket (optional for catching initial water)

Common Costing:

• Flushing materials: $10-$20

• Professional service: $100-$200

Frequency: Annually.

Procedure:

1. Turn Off the Power and Water Supply:

   • Turn off the water heater's power at the circuit breaker or set the gas control to the "pilot" setting.

   • Turn off the cold water supply to the heater.

2. Locate the Anode Rod:

   • The anode rod is typically located on the top of the water heater and may be accessed by removing a hex head bolt.

3. Remove the Anode Rod:

   • Use a socket wrench to unscrew and remove the anode rod from the tank.

   • Be prepared for some water to escape from the opening.

4. Inspect the Anode Rod:

   • Check the anode rod for signs of significant corrosion or wear.

   • If more than 50% of the rod is corroded, it should be replaced.

5. Replace or Reinstall the Anode Rod:

   • If the anode rod is in good condition, reinstall it by screwing it back into place.

   • If it needs to be replaced, install a new anode rod and tighten it securely.

6. Restore Power and Water Supply:

   • Turn the cold water supply back on.

   • For electric heaters, turn the power back on at the circuit breaker.

   • For gas heaters, set the thermostat back to the desired temperature setting.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Socket wrench

• Replacement anode rod (if needed)

Common Costing:

• Anode rod: $20-$50

• Professional service: $100-$200

Symptom: No hot water.

Solution:

1. Turn Off the Power and Water Supply:

   • Turn off the power to the water heater at the circuit breaker.

   • Turn off the cold water supply to the heater.

2. Drain the Tank:

   • Attach a garden hose to the drain valve and run the hose to a safe drainage location.

   • Open the drain valve and a hot water faucet to allow the tank to drain completely.

3. Remove the Heating Element:

   • Access the heating element by removing the cover panel and insulation.

   • Use an element wrench to unscrew and remove the faulty heating element from the tank.

4. Install the New Heating Element:

   • Insert the new heating element into the tank and tighten it securely with the element wrench.

   • Reattach the wires to the new element.

5. Refill the Tank and Restore Power:

   • Close the drain valve and remove the hose.

   • Turn the cold water supply back on to refill the tank.

   • For electric heaters, turn the power back on at the circuit breaker.

   • For gas heaters, set the thermostat back to the desired temperature setting.

6. Check for Proper Operation:

   • Allow the tank to refill completely and check for any leaks around the new heating element.

   • Test the water temperature to ensure the new element is functioning correctly.

Person Responsible:

• Plumber

• Electrician

Tools Required:

• Garden hose

• Element wrench

• Screwdrivers (Phillips and flathead)

• Replacement heating element

Common Costing:

• Heating element: $20-$50

• Professional service: $150-$300

Symptom: Water leaking from the valve.

Solution:

1. Turn Off the Power and Water Supply:

   • Turn off the water heater's power at the circuit breaker or set the gas control to the "pilot" setting.

   • Turn off the cold water supply to the heater.

2. Drain Some Water from the Tank:

   • Attach a garden hose to the drain valve and open it slightly to drain a few gallons of water. This will reduce the pressure in the tank.

3. Inspect the Pressure Relief Valve:

   • The valve is located on the top or side of the tank, and a discharge pipe runs down.

   • Check if the valve is loose or faulty.

4. Tighten or Replace the Valve:

   • If the valve is loose, use a wrench to tighten it securely.

   • If the valve is faulty, replace it by unscrewing the old valve and installing a new one. Use the plumber's tape on the new valve's threads to ensure a good seal.

5. Restore Power and Water Supply:

   • Close the drain valve and remove the hose.

   • Turn the cold water supply back on.

   • For electric heaters, turn the power back on at the circuit breaker.

   • For gas heaters, set the thermostat back to the desired temperature setting.

6. Check for Leaks and Proper Operation:

   • Check the new pressure relief valve and surrounding area for any leaks.

   • Ensure the valve operates correctly by manually lifting the lever to release some water and then letting it snap back into place.

Person Responsible:

• Plumber

• Handyman

Tools Required:

• Garden hose

• Wrench

• Replacement pressure relief valve

• Plumber's tape

Common Costing:

• Pressure relief valve: $15-$30

• Professional service: $100-$200

IMPORTANT !!!

After you turn off the water at the meter, MAKE SURE the meter is not still "spinning". If it is, we may have a leak! You are to call the Misty to report this immediately. If you cannot get in touch with her, call the water company first, and then notify Andrea and/or Jeff. 

You also need to also check the meter when they turn the water ON, for the same reason.