Of all the modern marvels of home convenience that enhance a family’s lifestyle, perhaps the laundry room and its wonderful appliances is the most under-rated. After all, dishes can be washed by hand at the sink, and homes usually have more than one tub or shower to handle any downtime. But when the washing machine or dryer aren’t working, the only way to keep the family cleaned and clothed is a trip to the Laundromat, and the world of sacksful of quarters and endless waiting.

And work they do these washers and dryers. Statistics show that the average American family does between 5 and 7 loads of laundry each week, so it’s critical that everything is working properly.

Trouble is that since these machines get such a workout they are subject to periodic breakdowns, malfunctions and worse, like floods or even fires. However, with a few simple tasks, a little planning and a regular maintenance schedule can keep them working at peak performance.

Most people don’t give their laundry machines a second thought. It’s just sort the clothes, measure the detergents And softeners, push a button and go. And that’s as it should be. It can stay that way for a long time with a few simple steps. Here’s How to Keep Your Laundry Room Running Smoothly:

• Check the hoses. Both hot and cold water taps come into the laundry area, and then are attached to the washing machine typically with rubber hoses with screw-on connectors at each end. Rubber hoses are subject to wear and tear and can burst from time to time – not a good thing – so inspect these hoses for any signs of deterioration. Better yet replace them with flexible stainless steel hoses which are burst-proof and will last much longer, and they are available at most hardware or home improvement stores.
• Check the hose strainers. While you’re checking the hoses, there should be a mesh strainer/filter at either end of these hoses to trap sediment. Also available at hardware/home improvement stores, these very inexpensive strainers should be cleaned out from time to time. Simply shut the water off at the valves, remove and rinse the strainers, replace them, reconnect and turn the water back on.
• Check the drains. Washing machines, and wash tub sinks often nearby, obviously have drains, and they operated longer and freer of silt and buildup if they are equipped with strainers. These are inexpensive and usually the drop-in kind, so they are easy to remove and clean out.
• Regular drain maintenance. Pour in a clog-disintegrating product in the drains every month to keep the lines free of soap scum and lint. Also, to prevent odor from sewer gases entering the home from infrequently-used drains, pour a bucket of water down these drains once a week or so the keep the trap seal full.
• Try to stick to full loads. Even if you place a few items in the washer and hit the “small load” button, a lot of water goes through the cycle. Use less energy and put less strain on the machine with full loads. 
• Check the pipes. Periodically check the plumbing pipes feeding the washing machine for signs of leaks or corrosion. You’ll have to shut off the water at the main shut-off valve to do any maintenance on the pipes, or you could call a plumber. If these pipes are exposed to the cold (e.g. on an outside wall or in a crawl space), wrap them in insulation to keep them from freezing.
• Protect from flooding. Have a sensor valve installed where the water hookups attach to the washing machine hoses, and then run a sensor from them to the floor – there are several such devices on the market. When the floor sensor detects water it shuts off at the source and prevents a serious flood, and also sounds an alarm.
• Get a ventilator. Washing machines and dryers create a lot of moisture in an around the laundry, and a relatively inexpensive ventilator will help keep walls and floors dry, preventing mildew or material deterioration.
• Clean out the dryer lint traps. The lint trap inside the dryer is there for a reason, so each and every time you dry a load take it out and remove the lint. Also, dryers vent to the outdoors and lint builds up in the vent tube and outside where the air is release. Clean it all out periodically, say monthly, and every two years or so replace the vent tube.
• Check the electrical. Both the washer and dryer are, of course, plugged into an electrical outlet, and usually dryers are connected to a 220 circuit. Make sure these connections are up to code with the latest GFI outlets, and check the cords and the receptacles for signs of age and wear. Since you’re dealing with 220 and potential water hazards, best to call in an electrician if there are obvious signs of trouble.

For complete laundry room plumbing services – repairs, new installations, even remodeling – call on Benjamin Franklin Plumbing of Denver, serving the community for over 30 years with fully licensed and expert plumbers. Call 1-866-PUNCTUAL for complete details.    

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.