Invented over 150 years ago by a Massachusetts farmer, the French drain is an ingenious solution to the problems caused by standing water

DENVER, CO – In France, a popular choice for breakfast is bread dunked in a mixture of milk and egg and then placed on a griddle. Only, the French don’t call it French Toast like Americans do, but rather “old bread,” because they make it out of the leftovers from yesterday’s fresh baguette.

You’d think that same name reasoning would apply to the French Drain, but non, you’d be wrong. Guess again, mon ami. The French Drain has nothing Gallic about it, in fact, but it is an old and ingenious solution for homeowners experiencing standing water or improper rainwater diversion on their property,  or a basement that frequently floods, even a little.

A French drain is a relatively simple type of drain utilizing gravity to keep water from collecting in the wrong spot. This is a big problem for people whose homes are prone to collecting ground water, particularly around the foundation. Water retained here can and often does seep into the basement through the foundation, creating interior flooding issues, but even small amounts of water sitting next to the foundation over time can cause it to erode away.

The French drain gets its name from the inventor, Henry French, an American farmer from Massachusetts who was also a lawyer and once served the country as Assistant U.S. Treasury Secretary.  In 1859, French published a book called “Farm Drainage,” in which he described a new type of drain, and the basic principles he set down are still in use today.

For a long time, many people, particularly farmers, had troubles with water collecting in certain spots in fields and around structures, and they built trenches, or drains, to divert that water to another place. The trouble was, however, that silt would build up in the drain, clogging it. The innovation that French brought to this type of drain was the addition of rocks, or crush rock gravel, into the channel that acts as a sifter to filter out silt, leaves and debris, allowing the water to flow smoothly.    

The modern French drain, which is also called a drain tile or a perimeter drain system, involves the digging of a sloped trench, which is filled with gravel and often covered by a layer of sand. Many installations also include a plastic drain pipe with holes in it (the holes are covered with a mesh to prevent silt buildup). The trench is sloped away from the structure or the standing water, and then feeds to a lower spot where water buildup wouldn‘t be a problem, or it drains into the street or a city sewer system, or even to a sump filed where a sump pump can safely evacuate it. They can also be placed inside the structure, say around the perimeter of a basement, where excess water can be collected and then diverted away from the structure.

French drains are relatively easy to install in new construction, for obvious reasons, but are often put in place in existing structures where a water problem develops to divert water away from where it can cause damage. For this reason, a French drain is often installed in conjunction with foundation repair to save a home from further damage.

Modern homeowners experiencing water problems around their foundations or in the basement can look to a more than 150-year-old solution with a professionally designed and installed French drain. Then they can enjoy some French toast with the confidence that their drainage problems are over.

For all of your plumbing needs, including expert water damage diagnosis and French drain design and installations, call on the professionals at Benjamin Franklin Plumbing of Denver, serving the Colorado Front Range area for nearly 35 years. For complete information phone 1-866-PUNCTUAL or Denver local at 303-340-3400. 

Many issues can arise with such dynamic mechanisms as heating and cooling devices, but a little care will keep energy costs down and keep your HVAC on all-systems-go   

DENVER, CO – On a recent, cold Friday evening, a Denver couple noticed that their home was particularly chilly so they did what anyone would do in that situation: they turned up the thermostat. But while the furnace seemed to kick in – all the usual clicks and the fan engaging – it immediately turned off. They tried that a few times, to no avail, and then tried to follow the relighting instructions printed on the inside of the front panel covering the furnace operation. Nothing.

So, of course, they called the service technician who came out first thing Saturday morning. It turned out to be a relatively easy fix: the electronic heating element the fires the burners had failed – modern furnaces, like modern gas stoves, don’t have pilot lights anymore – and was replaced, the heat was restored, and a few extra blankets got them through a cold night.

While he was there, however, the technician discovered that the filter needed replacing – it was pretty gummed up with dust and debris – and he took out the jets that contain the fire for heating and blew them out with an air compressor because they, too, had the usual buildup of debris that collects in such a dynamic system.

This particular couple was lucky in that the problem was relatively minor, but clearly with a clogged filter and fuel jets with some debris the operational efficiency of their furnace unit was below what it could have been. At the very least the unit was working harder and using more energy than its design calls for, but the problem could have been much worse, even dangerous under certain circumstances.

Fortunately, most of these types of problems can be avoided with simple maintenance.

The modern furnace is a marvel, really, a highly efficient heating source for the home that will provide years and years of comfortable and worry-free living. But it is a machine that works hard all winter and it requires regular maintenance to keep operating at peak efficiency and safety.

At the very least, the filter that exists in all furnaces must be cleaned or changed during the high-use winter months at least once a month. The filter is in place where the blower sends warm air into the home’s duct system for distribution of warm air throughout the house. Air, of course, contains dust and debris, and the filter is there to collect the debris and limit its redistribution throughout the home. If it is clogged it limits the air flow and makes the furnace work harder to get the proper amount of warm air to flow to meet the demands set by the homeowner in setting the thermostat.

Furnaces have two types of filters: permanent filters, usually built out of light-weight aluminum and featuring a screen mesh to capture debris, or a paper/cardboard filter, featuring a fiberglass mesh for filtering. In the first case, the permanent filter should be cleaned by a hose or higher pressure water in a utility sink, then left to dry and reinstalled. For paper filters, you just buy the same size at the hardware or home improvement store and replace it, discarding the dirty one.

Keeping the filter clean is an easy and recommended task for every homeowner.

However, experts also recommend that once a year – or at the very least every two years – a homeowner call out a professional and experienced furnace technician to check out the entire system to ensure long-life and worry-free operation. As any homeowner in a cold climate knows, the furnace gets quite the workout every winter and needs a regular checkup that goes a long way in preventing something more catastrophic from occurring – like a wellness check at a doctor for humans, regular professional furnace checkups make sure health is maintained.

These maintenance calls are called furnace tune-ups and they involve:

• checking the operation of burner
• inspecting the heat exchanger, looking for cracks
• checking the blower and cleaning if needed
• checking the amperage and adding oil if needed
• checking the fan belt
• checking the condensate drain
• inspecting the wiring for cracks or loose connections
• checking the calibration and operation of limit controls — limit switch, pressure switch and roll out switch
• checking the fan limit, check the high limits
• checking the thermostat calibration and anticipator
• checking the operation of the vent mechanism
• checking for carbon monoxide near the furnace and throughout the house

As you can see, these are all very important issues for efficient operation and for safety. And by the way, nearly all the advice offered here applies to a home’s air conditioning unit or swamp cooler as well, as regular maintenance on those cooling devices keeps them in top working order as well.

Benjamin Franklin Plumbing of Denver has been serving the entire metro area for complete plumbing needs for nearly 35 years, and now – through popular demand from clients – the firm also has expert and professional heating and cooling services – HVAC — as well. For complete details call 1-866-PUNCTUAL or Denver local at 303-340-3400.

Clothes washers, like many modern conveniences, are marvels that make life easier, but it’s wised to keep an eye on the hoses and lint traps to prevent major plumbing problems

DENVER, CO – One of the marvels of modern technology that gives up a leg up on our grandparents is the automatic clothes washer. Oh, it’s been around for decades, of course, but it keeps getting better all the time, cleaning larger loads, offering more cleaning options, even becoming something of a home décor statement.

And while we have come to rely upon the washing machine as an everyday appliance in our lives, it’s surprising how often the machine is the subject of a call to the plumber.

Like everything else in our lives these days, the modern convenience represented by the clothes washer requires just a little ongoing maintenance by the homeowner to ensure that it operates properly. One of the most frequent problems people have with the washing machine, in fact, can cause serious damage to a home.

At Benjamin Franklin Plumbing of Denver we get called out quite often, sometimes on an emergency basis, for a problem associated with the clothes washer, and for the most part it is an issue that can be avoided.

The most frequent problem associated with the washing machine is a leak in one of the water hoses that connects to the machine, and sometimes the leaks are more serious where the hose itself snaps and leads to a flood of the laundry area. When the laundry was in the basement this was a problem, but generally a smaller one as it left the damage isolated to a mostly work area. But today we find many laundry rooms on the upper floor of a home, closer to the dirty laundry and, of course, more convenient – but if a leak occurs or a hose bursts the damage can be extensive.

On most washing machines there are two rubber hoses – one for the cold water and one for the hot – that come from a dedicated water source and attach to the machine. These are usually attached at both ends by a screw-on hose connector, very similar to how a garden hose attaches to an outdoor faucet. These rubber hoses generally have a life-span of about five years, but use patterns and water quality can have an effect on longevity. They should be inspected periodically to see if there is any blistering or puckering, and replaced if necessary. It is a good idea to have ready access to the hoses and the water source (many people like to hide them as unsightly) so that the water can be shut-off in the event of a problem. They are very easy to replace.

Some people have opted to replace these rubber hoses with more durable, flexible metal hoses that look a little like the gas lines that attach to a stove. These can be purchased in any hardware store and should offer a longer lifespan than rubber.

Every washing machine will come with an owner’s manual which will include maintenance tips for that machine, and it is recommended that the owner read the manual and heed the tips. Aside from the hoses, the most frequent issue that arises with a clothes washer is a clogged machine or drain caused by lint. Most people are well aware of the lint traps that exist in the clothes dryer, but lint also builds up in washing machines. Every model is different, but somewhere there is a lint trap that needs to be cleaned out from time to time, and it is a good idea to inspect the drain periodically for the telltale signs of lint clogging up the works. Even a slow drain can cause a major problem if it can’t handle evacuating the gushing water coming from the machine after a wash or rinse cycle.

The good news is those modern washing machines are highly efficient, high energy efficient appliances that should last for years. Following the proper maintenance schedules recommended by the manufacturer, and keeping an eye on wear and tear on the hoses, should keep the clothes washer in peak operating shape for a long time. If you’re unsure about how the maintenance works, or if you would feel more comfortable having professional maintenance intervention, call in an appliance repair person. If it’s the hoses, Ben franklin Plumbing of Denver can handle that for you.

For all of your household plumbing requirements, call on the professionals of Benjamin Franklin Plumbing of Denver. Serving the Denver metro area for over 30 years, Benjamin Franklin Plumbing of Denver takes care of everything from minor plumbing repair and maintenance issues, to major repairs and emergencies. For complete details call 866-PUNCTUAL or 303-340-3400.        

DENVER, CO – While most homes these days are heated by gas forced air furnace systems – especially here in the west – some homes, multi-unit developments and many commercial buildings are heated with hot water systems tied to condensing, high efficiency boilers. Like every other mechanical device, these boiler systems require regular maintenance and occasionally in the winter some emergency service.

Benjamin Franklin Plumbing of Denver has been serving the greater metro area for over 30 years with expert plumbing services, and we can handle all of your hot water and steam heating needs. That starts with expert boiler repair, replacement and maintenance, and includes changes due to remodeling old boilers to more energy efficient models with electronic ignition and outdoor reset controls, to high-efficiency low temperature units with programmable thermostats.

Boiler systems require regular maintenance, and we recommend an annual check-up and cleaning to ensure the system stays in top shape. According to boiler manufacturers and heating engineers with boiler expertise, the heating elements in boiler systems can be subject to a build-up of soot. They report that even a small amount of soot buildup, even 1/16 of an inch, can deplete the boiler efficiency by as much as 25%. An annual cleaning will help prevent this from happening, keeping heating costs as low as possible.

Winter, however, presents its own potential problems for boilers. Because they are condensing machines, there is condensation and this can collect as water in the drainage pipes that are subject to freezing. Like other water pipes in the home, pipes that haven’t frozen before can and often do freeze depending on changing weather patterns and temperature swings that are different each year. We recommend that these boiler pipes – and any household plumbing – that are exposed to the outdoors or to outside walls subject to more extreme temperatures be insulated to protect from freezing. Also, it is wise to ensure that water pipes, especially those in basements, remain in an environment where the room temperature remains at least 55 degrees F.

If the pipe leading from the boiler gets a buildup of condensation and freezes, it could cause a blockage that might result in a leak from the boiler or even a shutdown of the boiler mechanism itself – a safety feature built into these systems.

Should a boiler shutdown occur, confirm that a frozen condensate drain pipe is the cause of shutdown. The condensate drainage pipe is a plastic pipe (typically grey or white in color) connected to the bottom of your boiler. Shutdown due to freezing and blockage of the condensate drainage pipe will usually be indicated by a “fault code” on the boiler’s digital display, although this may not specifically indicate freezing as the fault. Indication may also be given by some other alarm such as a flashing light, or by a symptom such as “gurgling” noises coming from the boiler.

If the following circumstances apply then it is probable that a frozen condensate drainage pipe is the cause:

• outside temperatures have been below freezing for some time.
• the condensate drainage pipe runs through the wall and outside the property for part of its length, without any increased pipe diameter, any insulation on it, or other measures to prevent freezing. There may also be a problem if the pipe runs through an enclosed but unheated area, such as a garage or loft.

Locate the blockage. It is likely that the pipe is frozen at the most exposed point external to the building or where there is some obstruction to flow. This could be at the open end of the pipe, at a bend or elbow, or where there is a dip in the pipe in which condensate can collect. The location of the blockage should be identified as closely as possible before taking further action.

Thaw the frozen pipe. The pipe can be thawed by applying a hot water bottle, a microwaveable heating pack (the sort used for muscular aches and pains) or cloths soaked in warm water to the exterior of the pipe, close to the likely point of blockage. Warm water can also be poured onto the pipe from a watering can or similar container. Do not use boiling water.

Reset/re-start the boiler. Once the blockage has been thawed and cleared, consult the boiler operating instructions or check the manufacturer’s website for guidance on any action needed to “reset” the fault code/alarm and re-start the boiler. In most cases, once the condensate drain pipe is cleared and a reset has been carried out, the boiler will re-ignite using an automatic operating sequence.

If this reset/restart does not succeed you should call in a professional like Benjamin Franklin Plumbing to assess the situation and take further action if required.

The plumbing pros at Benjamin Franklin Plumbing of Denver can handle every boiler need, including assistance with unblocking condensate pipes, restarting boilers, and even adjusting cold radiators or one zone of baseboard not heating one room enough. Here’s a quick look at some of the boilers and issues Ben Franklin Plumbing of Denver can expertly address:

• Leak repair
• Digital/Programmable thermostats
• High efficient boilers
• Zone valves
• Pumps
• Expansion tank
• Boiler certification
• Yearly maintenance & cleaning
• Cast iron boilers
• Copper tub boilers
• Stainless steel boilers
• Pressure reducing valves
• Backflow preventers

Call 866-PUNCTUAL or 303-340-3400 for all of your boiler and plumbing needs.

Homeowners have a wide range of options to save money on heating costs, ranging from no-cost simple tasks and low-cost efficiency, to expensive efficiency boosters. 

DENVER, CO – The leaves have fallen, the nights are crisp and chilly, it is inevitable that cold snaps will set in periodically, and the snow will surely fly. It’s almost winter – officially that’s December 21 this year, at 4:38 p.m. Mountain Standard Time – so it’s a good time to ensure that your home is warm and cozy for the cold months ahead.

It’s also a good time to make sure that warmth and coziness comes at an economical cost, and there are many ways for homeowners to save on heating costs throughout the season.

Benjamin Franklin Plumbing of Denver has been providing top-notch plumbing services in the area for over 30 years, and earlier this year we launched a new service in response to customer demand: heating and cooling. That’s right, with our HVAC services, customers can enjoy a wide range of our typical high-quality work when it comes to a home’s furnace, air conditioning or swap cooler needs, and related tasks like duct work and thermostats. As such, we are experts at heating and cooling – and at keeping costs down related to the energy used for the home’s environment.

On a recent furnace inspection in Denver we shared a few of our money-saving tips for winter heating, and our customer suggested that she just may move the house to Florida. That would certainly save on heating costs, of course, but it would be very impractical. It does, however, illustrate that saving money on heating costs can run the gamut from no-cost and low-cost to the very expensive indeed.

It gave us the idea to break down the Tips for Saving on Heating Costs down to two lists: the simple stuff and the harder stuff. Every homeowner can save using the simple ideas, while the more elaborate things are a matter of budget and lifestyle. The extra good news is that most of these tips will also help save on cooling costs during the hot summer months so it’s a good idea to get them done.

The simple stuff:

• Turn the thermostat down. Sounds like a no-brainer, but the fact is that many people set their heating temperature too high when they are in the house, and way too high when they are away at work or school. If you have the discipline, turn the thermostat to the 68-degree range in the evening when people are active in the home, and turn it down to around 60 degrees when heading out for work. A programmable thermostat is recommended because it will automatically make these adjustments and time it so the home is warm when returning from work. The word is that you can save 1 percent to 3 percent on heating bills for every degree you turn the thermostat down, and that can be significant savings.
• Use space heaters. Turn the thermostat down several degrees and use a space heater to warm a favorite room, like a family room or den (follow the safety instructions).
• Close heat vents in unused rooms. Why heat the spare bedroom if no one is using it? This also works for sparingly used rooms like the dining room or living room.
• Shut the flue. It’s actually astonishing how many people fail to securely close the fireplace damper – which just sucks hot air out of the house. On older homes and homes where the fireplace gets a lot of use, soot buildup can keep the damper from fully closing; it, and the chimney, may need to be cleaned.
• Weather strip. Weather stripping around doors should be checked every fall and replaced if necessary; this foam-like material, available at any hardware store inexpensively, gets a lot of wear and tear with the door opening and closing, and from the weather. While you’re at it, check the threshold – that piece of aluminum or wood at the bottom of the door opening that usually features a rubber runner that seals air flow, sometimes called a door sweep. These wear out over time and need to be replaced periodically.
• Storm windows or winterized windows. If you have storm windows, put them on or have someone put them on, and make sure they are installed properly (tightly). For those without storm windows, there are window weatherization kits available at any hardware store inexpensively that are easy to install and do an adequate job.
• Caulk. Windows and door frames, as well as the chimney flashing and some lights and electrical outlets, are built into homes with the edges sealed by caulk, which dries up and loses its sealing capacity over time. Remove the old caulk, clean the area, and reseal these edges with fresh caulk. To find air leaks and drafts, pick a breezy day and hold a lit incense stick around openings; the smoke trail will give you an idea of the draftiest areas. 
• Adjust the water heater temperature. Our experience is that most people set their water heaters too high. They will work just fine for every use in the home set to a temperature of between 115 degrees and 120 degrees.
• Get curtains. Window coverings like blinds are attractive, but they don’t insulate. Curtains do, to varying degrees depending on the weight, blocking jot only cold air from coming in, but warm air going out as well. On sunny days you can open the curtains on the sunny side of the house and pick up some solar-heat boost.
• Furnace filter and maintenance. Simply cleaning or replacing the furnace filter every fall will keep the heating unit running at peak capacity. Most furnaces also require periodic maintenance (every three years) to make sure everything is working properly and that the workings are clean and dust free.
• Low-flow shower head. A water-efficient shower head – we’ve seen good ones ranging from $20 to $100 –can use 25% to 50% less hot water, and save both water and heating expense bills with little or no reduction in user satisfaction.

The harder stuff (more expense and sometime professional help):

• A new furnace. If your home’s furnace is older than 10 years, replacing it with a new one, particularly one rated as Energy Star will keep the home just as warm at about 85 percent of the energy use. The newer machines are simply more energy efficient.
• A new water heater. The newer, Energy Star water heaters are much more efficient than older models. Try a tankless water heater (we carry a great one, called GOHot) that heats water instantly when it’s needed but not all the time, a great energy-saving idea.
• Check the ducts. Most homes that heat by natural gas or propane have air ducts running throughout the home, ducts that are made in sections and sealed together. The joints often come undone or unsealed, which restricts air flow to the proper areas. The obvious ones, like in the basement or crawl space, can be easily fixed – don’t use duct tape, despite the name, because it withers; use metal-backed tape and or an aerosol sealant. Sometimes professional help is called for, and most HVAC contractors, like us, perform air duct checks and repairs. This is also good for the A/C.
• Insulate. Standards for insulation have changed over time and many older homes don’t have enough; a low R-value, as it is called. Attics are good places to start, as well as floors over unheated crawl spaces, and here the insulation can be beefed up using the fiberglass roll type or the blow-in foam type.
• Buy new windows. There are many really good, double- and triple-paned insulated windows on the market these days that are attractive and boost energy efficiency by a ton. This works for many doors too.
• Go solar. Heating hot water or boosting heating efficiencies with a solar application is becoming more popular all the time, and can be a huge savings on energy use. These systems are not inexpensive, although some utility company rebates and tax credits help a lot on the out-of-pocket, and many people are going in this direction for more than cost savings, but rather to lower their overall “carbon footprint.”

Many of these money-saving ideas for winter heating qualify for a variety of rebates from local utility companies and tax credits from the state and federal government. These programs often cover a portion of the cost of the product and the installation, even on simple things like insulation or weather stripping, but they vary widely by area, have caps or ending dates set into the enabling legislation. Check with the local utility and a tax advisor for the latest details.

For all of your plumbing needs – and now all of your HVAC needs as well – the trust name in Colorado is Benjamin Franklin Plumbing of Denver. Call 866-PUNCTUAL or 303-340-3400 for complete details.

Winter is the harshest season on a home’s plumbing system, but with a few easy steps the most frequent seasonal plumbing problems can be avoided. And avoiding a plumbing problem when the temperatures dip well below freezing will not only ensure a worry-free winter with no disruption of lifestyle, it will also save any homeowner the expense of costly repairs.

Benjamin Franklin Plumbing of Denver has been serving this community for more than 30 years with a complete array of highly professional plumbing services, and we have seen more of our share of winter plumbing problems. The fact is that at some time pretty much every homeowner will experience a winter plumbing issue. But it’s also a fact that we get called out year after year for problems that could easily have been avoided with just a little homeowner due diligence.

One of the most critical things to remember is that just because your home hasn’t had any plumbing problems in several winters doesn’t mean you’ll be spared this year. Weather, temperatures, wind chill and moisture levels are different with every year and every storm and, well, stuff happens. The plumbing operation in your home is a dynamic system; things wear out over time.

Outside

First, it’s never too late to do the right thing. If you haven’t unhooked your garden hoses or turned off the outside water feeding outdoor faucets and the sprinkler system, do it now (it’s a good idea to have sprinkler systems blown out with an air compressor, and while it’s late in the season it can still be done). There are most likely shut-off valves on the pipes leading to these outlets in the basement or crawl space. Usually they also include a “bleeder” valve which, once the water has been turned off, is opened to drain the water from the faucet to the shut-off-valve, typically about a gallon. It’s simply a great idea to know where these shut-off valves are, and while you’re at it find the main shut-off valve to the whole house just in case you experience a frozen and bursting pipe.

Also while you’re at it, it’s a good idea to get a few insulation cones for the outside water faucets – available at any hardware store for a nominal cost – and cover them. They easily hook over the faucet and then tighten with a pull of a cord. Many people also cover their sprinkler system vacuum breaker system with an approved cover that came with the installation or with a blanket and a water-proof tarp for extra protection.

In the basement

Believe it or not, one of the more frequent problems we encounter in the early stages of winter are frozen pipes in the basement because someone has simply left the windows open. Make sure the basement windows are closed and secure, and for extra protection place storm windows on them (or get a window winterizer kit), and check the caulking around these windows and re-caulk if necessary.

Also, as plumbers we recommend that the temperature in the entire home be kept at least at 55 degrees to keep pipes from freezing – and this includes, and in fact is even more critical, in the basement. Keep in mind that this temperature level should be minimally maintained even if you’re away for an extended period of time.

Around the house

Another problem area for freezing pipes in underneath sinks in bathrooms and kitchens, and in the connectors to the washing machine in the laundry – and this is especially true if sink and laundry plumbing are located along an outside wall. You can wrap these pipes with insulating tape for some added protection, and on those very cold, single-digit or below nights it’s a good idea to leave cabinet doors open so the heat of the room is sure to keep the pipes warm enough.

Water heaters

It sound a little ridiculous that pipes around a water heater – or the water heater itself – might freeze, but it happens (remember, cold water goes in). Water heaters are often located in cold closets or in un-insulated basement utility rooms, so insulate the pipes. Also, make sure the nearby windows are secure and draft-free, and winterize where necessary. Water heaters also need routine maintenance – a flush and a check of the heating element – and now is as good a time as any to call in a licensed plumber to make sure everything is ship-shape. If the water heater is more than 10 years old it would also be a good idea to look into getting a new one – not only will this be protection against failure, but the new Energy Star units are far more energy efficient with the same heating capacity. (You can further look into the newer “tankless” hot water heaters which heat water on demand for an endless supply. Ben Franklin Plumbing carries its own exclusive brand, GOHot).

Of course, should a winter plumbing problem occur – and let’s be honest, they usually happen in the middle of the night – call Benjamin Franklin Plumbing of Denver for complete 24/7 emergency services. Complete details at 866-PUNCTUAL or 303-430-3400.

That first frost of the season – and sometimes the second and third – always seems to come quicker than expected. Make sure those garden hoses are disconnected from outdoor faucets and that the basement is heated adequately for winter.

DENVER, CO – That annual transition from the hot summer to the beautiful fall – all the more spectacular in Colorado in 2011 – is such a wonderful time, and if you’re like most people there was a little voice in the back of your mind telling you to clean the furnace filter, blow out the sprinkler system and remove the garden hoses from the outdoor faucets before the first frost.

But of course you thought that was weeks and weeks away.

Then there was the October 25^th snow fall, the temperature drop to 12 degrees F on the morning of October 27^th, then the second snow storm one week later and another hard freeze, with another due over the weekend. And all of those “get ready for winter” things still need to be done.

It’s a little unusual, although not unprecedented, for the Colorado weather to turn so wintery so quickly and early, but it’s never too late to get an early start on winterization.

Some of the more pesky plumbing problems we here at Benjamin Franklin Plumbing of Denver see every year have to do with the outside faucets and then the plumbing running through the basement or crawl space. These are easy problems to overcome – they take only seconds – but each and every year we get our share of calls from homeowners who simply forgot and paid the price with frozen pipes.

First and foremost, go outside and remove the garden hoses from all of the outdoor faucets. Leaving them in place on the faucets can cause water in the hose and lines to freeze the faucet head and the pipes inside the house. Most outdoor faucets can handle severe freezing temperatures as long as the hose isn’t still attached. And once the hose is removed it is wise to go to the hardware store and buy, for about one dollar, a Styrofoam cover that easily straps over the faucet, giving it extra protection.

If the hose contains frozen water, lay it out on the lawn until the sun can warm it up in a few days, then drain it and store it for the winter. This should protect the hose from cracking or splitting.

That pipe line the outdoor faucet is connected to usually goes straight into the basement, or the crawl space, and another problem we find all too often with the first frost are basements and crawl spaces unprepared for winter.

In the case of basements it is usually a simple thing like windows that homeowners have had open for the summer months and forgot to close, leaving the basement very cold and the pipes unprotected. Obviously, close the windows and make sure the basement is heated adequately – at least 55 degrees F. If there are pipes that run on outside walls or near windows in the basement the smart thing is to wrap the exposed portions with insulation or insulating tape for extra protection.

For pipes in crawl spaces, generally unheated, make sure the pipes are properly insulated against the winter temperatures.

Ben Franklin Plumbing of Denver doesn’t blow out sprinkler systems, but we recommend that homeowners find someone to do this. We also recommend turning off the water source for the sprinkler system; this is typically a shut-off valve in the basement on the pipe leading out to the sprinkler system vacuum breaker. Simply shut off the valve, and there should be a bleeder valve there to drain the water in the line, usually no more than a gallon or so. Also, go outside and cover the vacuum breaker with an approved cover that often comes with installation, or cover it with a blanket and a waterproof cover for the duration of winter.

Of course, should the vacuum breaker rupture, the pipes in the basement freeze and crack, or the outdoor faucets fail due to freezing, Benjamin Franklin Plumbing of Denver has expert licensed plumbers on call 24/7 to handle emergencies. Just call 866-PUNCTUAL for complete service.

We also tell all of our clients to know where the main water shit-off valve is for the house should an emergency event occur. That first frost – or two or three – always seems to come sooner than many people expect.

From better health and great tasting water, to cleaner clothes and dishes, and less sedimentary buildup in plumbing and appliances, water filtration is a lifestyle choice for better living 

DENVER, CO – For most of America municipal water systems provide safe drinking water and water for all household uses, which is among the many great blessings of being an American. Anyone who has travelled in other parts of the world, particularly in developing countries, can attest to what a feat nearly universal clean water in the United States represents.

This is especially true in the Denver area, as water from Denver Water placed second nationally in the American Water Works Association’s annual Best of the Best Water Taste in June, a honor following placing first in the regional taste test competition among utility water systems in Colorado, Wyoming and New Mexico in September, 2010.

But having great tasting and safe water doesn’t mean that U.S. water supplies aren’t without some issues. Many municipal water systems in the country have infrastructures that are over 100 years old; some even have old water-delivery pipes made out of wood. And while safe for most purposes, water from these delivery systems still contains varying degrees of impurities and “hardness,” which is why even with the best water systems homeowners find lime scale build-up on shower heads and faucets that require periodic cleaning or replacement of fixtures.

Plus, water utilities use chlorine to purify water, and while added at safe levels chlorine and other chemicals are present in home water, getting embedded in clothing in the laundry process, on dishes in the dishwasher, and even on the people showering or taking baths.

For these and other reasons many people are looking into the benefits of home water filtration systems, and the benefits are many.

While generally considered safe, home water is nevertheless subject to contamination, and many people believe that filtered water delivers many health benefits for users. With filtration, water contains far less chemicals and impurities that straight tap water, which makes it safer to drink and makes it taste better. And, since water also enters the body through the skin in showers and baths, there is less contamination there as well.

The benefits of filtration go far beyond heath. Using filtered water will leave fewer sedimentary deposits on showers heads and faucets, and on the plumbing and pipes. Lime and other deposits from even the best municipal water systems can and do build up and clog pipes and fixtures, and can lead to costly repairs and replacements. The same is true for water-based appliances, like clothes washing machines and dishwashers; hard water and sedimentary buildups can clog the systems and lead to break-downs.

Also consider that filtered water is simply better for washing anything – including people. In the dishwasher and washing machine, filtered water requires less detergent to get the job done, and it rinses out much better. Clothes are cleaner and contain fewer chemical residues, and dishes come out of the dishwasher without those nagging spots that are signs of impurities. In the shower or bath, people will discover that filtered water makes soap and shampoo lather better and, once again, rinse better. People will filtered water systems report their bodies feel like there is less soap film on them, and their hair is silkier and more manageable.

So there you are: better health, cleaner plumbing, longer lasting appliances, cleaner clothes, less detergent, and a better chance at fewer bad hair days.

At Benjamin Franklin Plumbing of Denver we know the benefits of water filtration systems as we have been installing them for our customers for years with universal acclaim. They can range from simple drinking water filtration, with a small system that mounts under a sink, to whole house filtration systems that make better water throughout the house at the source, and even systems made specifically to combat hard water, water softeners, in areas where that is an issue.

As plumbers we have seen the devastation that hard water can wreck on plumbing and appliances, and we have heard from our customers – even those where hard water is not a problem – how much better they feel and how pleased they are with water filtration systems.

With this experience we searched high and low for the best possible water filtration products on the market and we are pleased to be an exclusive provider of such products from a company renowned in the business, H2O Harmony. H2O Harmony only distributes its products through licensed plumbing contractors that fulfill a detailed set of qualifications, like us, because then they know their systems are installed properly and work to full capacity. Plus, for our customers, the marketing method eliminates the middle man, like a retailer, and the savings get passed on to the customer.

Each H2O Harmony device features Activated Coconut Shell Carbon Filters and DOW Resin Water Softeners. The manufacturer of the H20 Harmony line has been making products for the water filtration and softening industry since 1948, and they pioneered the regeneration valve that has become the gold standard for these devices.

Here’s a rundown on the H2O Harmony water filtration systems we offer:

Simple Harmony — The Simple Harmony Drinking Water System tucks neatly under your sink and dispenses a constant supply of delicious water to the faucet installed to your sink. It features a highly compressed carbon block filter made of selected activated carbons to reduce tastes and odors, and aesthetic chlorine. This system dispenses up to 500 gallons of drinking water before the cartridge needs replacement — and that replacement is simple. A quick turn of the filter body locking ring is all it takes, and then the filter is replaced and the ring relocked. No tools are required.

Soft Harmony — The Soft Harmony Water Conditioner makes your home and lifestyle a little more comfortable. This is a whole-house water softener solution that can be programmed to your household needs. You will immediately notice spot-free dishes, softer clothes, a shower stall without water spots, and you’ll notice that shampoo rinses out more completely. In addition, you will save money on detergents and soaps, while at the same time eliminate scale buildup that could harm your water-using appliances.

Whole Harmony — Depending on where you live and where you water comes from, you may require additional water treatment to remove unsightly water stains, taste and odors. Some homes suffer from excess sediment and turbidity, and the buildup of iron, manganese, hydrogen sulfide and chlorine — and this may lead to corrosion in your plumbing system that could damage pipes, plumbing fixture and water-based appliances. That’s where Whole Harmony comes into play. This is a complete whole-house solution that can further treat your water so your family will enjoy great drinking water, water for cooking, laundry and showers/tubs, and it will protect your home’s plumbing for years to come efficiently and economically.

The plumbing pros at Ben Franklin Plumbing of Denver offer complete water-testing and consultation services so you’ll be confident in getting the right system for your home, expertly tuned to your family’s needs. For complete information call 866-PUNCTUAL.

Fall is the perfect time to get your home’s plumbing system ready for the colder months ahead.

DENVER, CO – The Autumn in Colorado is so beautiful, this year in particular what with the extension of the warm summer into September, and people are out and about enjoying the warm Western sunshine and all of the delightful color. But it won’t be long before the snow flies and the temperatures tumble, and winter is very hard on a home’s plumbing system – especially if a homeowner doesn’t prepare properly.

Benjamin Franklin Plumbing of Denver has been assisting Coloradoans with their plumbing needs for more than 30 years, and we’ve seen the consequences of winterization left undone. Each and every year, when that first cold snap hits, we’re out to deal with bursting pipes and other problems, most of which could be avoided with a few simple Plumbing Winterization Tips.

Here’s what we recommend that all homeowners do to protect against the ravages of winter before Jack Frost pays his inevitable visit:

• Unhook all of the outdoor hoses from the faucets. When water in the hose freezes it can cause the whole pipe going into the house to freeze and burst. You can still use the hose during the fall months, but be sure to undo it after every use to prevent freezing overnight. It’s also wise to drain the hose to protect it from splitting.
• Check the outdoor faucets for leaks and drips. While you’re undoing the hoses, make sure the outdoor faucets – all of them – are in good working order. Even minor leaks and drips can lead to frozen pipes, so if a problem is detected better to call in a plumber to replace the damaged faucet before a real problem ensues.
• Cover the outside faucets using a Styrofoam cone cover, available in an inexpensive kit at most hardware and home improvement stores. They are easy to attach and secure and will protect the faucet throughout the winter.
• Have your sprinkler system blown out and shut down by someone who knows how to do this (e.g. a plumber, a sprinkler service) with an air compressor that can handle the job. You want to make sure there is no water in the lines. Also, turn off the water feeding the sprinkler system from the house (usually a valve in the basement or crawl space), and make sure to drain that water line (typically there is a valve near the shut-off valve that will do the trick.
• Cover your vacuum breaker valve with a recommended cover or a blanket. This valve system is usually on the back of the house where the water meets the sprinkler system; the breaker should be drained properly then covered for the duration of the cold months.
• Check all of the exposed pipes in the basement, crawlspace and garage, and insulate them where necessary – wrap them in insulating tape if they are along or near outside walls or windows. While you’re at it, check that all of the windows in the basement are shut, caulk them to prevent air leaks, put the storm windows on them or at the very least cover the outside with insulating clear plastic (there are kits for this at hardware/home improvement stores).
• Fall is a good time to do an annual check of the home’s water heater. A good flush of the system is probably in order, and adjust the temperature to 120 degrees F (plenty of heating capacity; it will save money). Check the water heater’s pressure relief valve – carefully, as the water is very hot. Lift up on the lever and let it snap back; there should be a burst of hot water into the drain pipe.  If it appears to be not working properly, call a professional plumber to have a new valve installed. If the hot water heater is more than 5 years old and the pressure valve has never been tested, testing it could cause a leak if there is corrosion or a stuck valve. Once again, call a professional.
• Clean out your gutters once the leaves have all fallen to remove all of the debris. This isn’t really a plumbing problem, but frozen or clogged gutters can cause a myriad of problems. Also, make sure to rake up all of the leaves on the grass areas; while they are good mulch in the garden, leaves left over the winter will damage the lawn.
• If you have a sump pump and pit, inspect and clean it. Pumps exposed to cold temperatures can freeze and stop working properly. 
• If you leave home for an extended period in the winter months, shut off the main water valve and drain the system by opening faucets at the highest and lowest points of the house. Make sure the heat is left on and set no lower than 55°F.

Following these tips will get your home’s plumbing system ready for the cold winter ahead. And, as long as you’re in the mood for a plumbing check, go around your home and check everything else:

• Look under all of the sinks and check for leaks and drips. Check to see if sinks are draining at a proper speed.
• Make sure the toilets are operating properly; a slowly running toilet can waste an enormous amount of water and can usually be fixed for the cost of a new gasket.
• Make sure all of the faucets in the kitchen, bathrooms and basement are not leaking or dripping – this includes the water spout and the hot/cold handles.
• Check the connectors to the washing machine in the laundry – these are typically rubber hoses and they wear out from time to time.
• Check under the kitchen sink to make sure there is no leakage of the disposer and its connection to the dishwasher.
• Find your water main – just in case there is a major leak or a burst pipe, knowing how to shut the water off quickly will minimize any damage.

Many of the smaller issues you might find can usually be addressed by replacing a washer or a strainer. For persistent issues call Ben Franklin Plumber and have one of our professional, licensed plumbers handle any problem expeditiously.

Whether DIY or with a gutter-cleaning service, keeping the debris from building up in the gutters twice a year staves off a whole host of potential problems

DENVER, CO – Cleaning out the gutters on a home may not sound like a plumbing issue, but it is an essential home maintenance issue that can, and does, lead to plumbing problems and other home damage.

Benjamin Franklin Plumbing of Denver has been serving the Denver metro area for more than 30 years and its professionals have encountered just about every home maintenance issue imaginable. And yes, from time to time, that includes a plumbing problem. We do, however, take the whole-home approach in our suggestions for more care-free living, so we offer this Guide to Gutter Cleaning – Why It’s Important.

Gutters and downspouts require regular cleaning and maintenance in order to do their job effectively, but unfortunately they are one of those “out-of-sight, out-of-mind” home maintenance issues. It isn’t unusual to see trees or plants growing in the gutters with a homeowner oblivious to the fact that there is a clog.

Now there are some people who profess to cleaning out their gutters, or having someone do it, every year in the fall, and this is great. But many deciduous trees in Colorado also shed a lot of debris – seedlings, buds and such – in the spring time, and evergreen trees drop needles, pine cones, and bud spores all year long. That’s why it is good to clean out the gutters and downspouts twice a year: once as summer sets in, and then again as the leaves finish falling.

There are many reasons to clean out the gutters and downspouts, especially in the fall when the cold winter weather is on the way. When they get all clogged up the gutters tend to get heavy, and then they can pull away from the eave, leaving the water to run behind them into the eave, siding and windows.

Also, when water builds up in the gutters and downspouts because of debris clogging them, it tends to freeze, and then thaw from the heat of the house or daytime sun, then freeze again each night. When this happens the ice can build up on the roof, or on the eave, and wreck havoc on the shingles or siding if it gets beneath the ice shield below the roof. If this happens water will seep through the roof, drip through the ceiling below and can damage the ceiling, walls, electrical outlets. If there’s a lot of water, it can damage the floors, carpets, furniture and whatever else is in the room. Even the unseen seepage of just a little water can cause a mold problem down the line.

It should be noted that gutters and downspouts comply with local regulations and when installed properly they discharge rain water or snowmelt away from the house. When they are clogged, this water often collects around the foundation of the home, and can cause significant damage to the foundation or flooding in the basement.  From time to time in the winter this misplaced water also collects around outdoor faucets, causing them to freeze and could cause the pipes to burst. Also, water not evacuated properly because of a clogged downspout and gutter can collect on any low spots near the house – doors, garage doors, siding that meets the ground, decks – and cause them to rot or rust.

And, of course, if water collects unnecessarily in these spots where there is a great deal of human foot traffic, imagine the potential problems that can occur from slipping on ice.

One other problem we have found from clogged gutters during the summer is that the standing water in them tends to be an excellent breeding ground for mosquitos and other insect pests.

Cleaning gutters is a tricky and sometimes dangerous endeavor. The reasons are obvious if the house is a two- or three-story job, as navigating ladders around the home is one of the most dangerous of home maintenance issues. One-story houses are easier, but they still require a ladder and, well, the safety record of all ladders leaves something to be desired. There are plenty of gutter-cleaning services, bonded and insured, which will do the job for a reasonable fee and they have experience doing it right. Plus, they have the equipment to clear clogged downspouts if there are blockages.

If you must DIY (do-it-yourself), remember to get the best ladder possible – the more heavy-duty the better – and take you time. Don’t overreach – move the ladder.

Bring along a 5-gallon painters bucket (with a hook to connect to the ladder), a 3” putty knife, and wear some tight-fitting gloves. Scoop out the debris by hand, and dislodge anything stuck with the putty knife, and it is best to place it in the bucket and take it to the trash rather than have it fall down all around the house (another cleaning job ahead!).  If the debris is dry, you can blow it out with a small hand-held leaf blower, but then you have the debris down below problem. Make sure to get all of the loose asphalt that tends to come off the roof shingles, as this builds up over time and limits the capacity of the gutter.

For the downspouts, drop a small stone or a marble down them from the top; if it falls all the way through, you’re good. If it doesn’t, you may have to disassemble the pieces (using a hand-held cordless drill to unscrew the fasteners) and ream them out with a stick, brush or broom handle. Take particular care with the elbows – where the pipes bend – as this is the natural spot for debris to collect.

Also, not too many people have wood gutters anymore, but just in case they need to be treated with linseed oil or some other recommended treatment.

One more thing: many homes have their gutter/downspout system feed into underground drains or under-the-sidewalk pipes. These drains need to be checked to ensure they are draining properly. Pour a big bucket of water in the drain or the pipe openings and you’ll know; if they aren’t draining properly they will require some kind of reaming (e.g. a snake) and may require professional intervention. Not a good idea to let these drains and pipes backup, especially in winter, as the standing water can freeze and cause a walkway hazard.

For all of your plumbing needs call on Benjamin Franklin Plumbing of Denver, where we truly care about your safety, comfort and lifestyle. Call 1-866-PUNCTUAL for complete details.