Unit Water Damage Prevention

Here are some Pro-Active items to reduce water damage, to your and your neighbor’s unit.

Turn Off Water Supply to Your Unit.

When you leave for any extended period (say more than 72 hours), it is wise to turn off the water supply to your unit. The valve to turn off the water supply is outside next to the “spigot” that you use for a garden hose connection. To turn off water, turn the valve clockwise.

Air Conditioning

Have your Air Conditioning System checked by a qualified AC Professional on a regular basis. Twice/year is good. A properly maintained system helps to prevent problems that could occur.

Make sure your AC Pro checks the following:

Drain Line, Removes Condensation from your Air Handler.

The Air Handler is the air conditioning equipment that is inside your unit. When in operation, condensation occurs then drips to a collection pan in the bottom of the Air Handler. This condensation normally is removed by draining through a pipe to the outside.

It is important to maintain this drain so that water will not overflow into your unit or your neighbor’s. (See also Overflow Switch Below.) Water will not be drained if the drain line is plugged, not an infrequent occurrence. “Stuff” grows in the drain and must be removed before water can be drained. Typically, your AC Pro will check this drain and open it if it is plugged. Have him show you where it is. If you have a different AC Pro in the future, you can show that person where the drain is located for service.

Again, maintaining this drain should be a regular part of an AC Pro’s service.

What happens if the Drain is plugged? The Purpose of the Overflow Switch.

By current code, when the Air Handler is changed (the air conditioner equipment that is inside your unit), an AC drain overflow switch must be installed, if not already. (Some units might have their original Air Handler that does not have this switch.) This switch turns off your AC system when the collection pan, in your Air Handler, does not drain water. By turning off your system, water overflow from your Air Handler does not occur preventing water damage to your unit and your neighbor’s unit. However, when your AC system is off, obviously conditions are ripe for mold growth. Not good.

How do you know if I have an Air Conditional Drain Overflow Switch?

Look at the picture below. See the wire coming out of a fitting, or pipe? The wire is connected to the Air Condition drain Overflow Switch. When this switch is “tripped” the, your AC system is turned off. If you do not know if you have one, contact your AC service professional.

Refrigerator and Clothes Washer supply lines should be inspected and have a metal braid.

Unfortunately, supply lines provided by the appliance manufacturer do not have supply lines that are reinforced. If not reinforced, a “weak spot” can develop, due to water pressure, resulting in a major water leak. If you think of the among of water that can occur if you open a faucet and allowed water to flow directly on your flow, you will have an understanding of the amount of water that can flow in your unit in a very short period of time. If you have an upstairs unit, think of the damage it can cause to not only your unit but to your neighbor’s unit below you.

If you have not inspected nor replaced these lines, it is important to do so.

Below and to the right is an example of steel reinforced braided water supply lines to a clothes washer. To the left is an example of Stainless Steel Braided Supply Lines to a Refrigerator.

Refrigerator Stainless Steel Water Supply Line Clothes Washer Water Supply Lines.