Ever think about what the inside of your water heater looks like inside?

• Depleted anode rod
• Internal rusting & dird
• Sediment build-up, gunk and muck
• External leakage
• Mineral deposits

 

As sediment build-up increases over time, the following problems begin:

• Heating element burns out
• Energy use can increase
• Unit overheats
• Aggravating noise begins
• Annoying vibration begins
• Bacteria begins to grow
• Unit emits an unpleasant odor

 

If you take care of your water heater with annual maintenance by Ben Franklin Plumbing Denver, you can get 30 - 35 years out of it. A Drain and Flush service call is only $229, far less expensive than replacing the water heater. And it can save on energy costs too.

 

Call Ben Franklin Plumbing Denver today at 303-340-3400.

DENVER – Cold weather is nothing new for the Denver area, of course, but the plumbing pros at Denver’s Benjamin Franklin – The Punctual Plumber know all too well that each time the mercury plunges many homeowners face a new, and potentially devastating problem: frozen pipes.

And the real surprise is that while severely low temperatures often cause water pipes to freeze, the troubles begin when the thaw comes: those frozen pipes begin to burst when temperatures rise.

Temperatures in the Denver Metro area began to hit the single digits on Wednesday night, Dec. 2, then the official low overnight into Thursday hit 1 degree, and plunged to 2 degrees in the wee hours of Friday. But the forecast calls for a warming trend on Friday – a high of 33 degrees is predicted by the U.S. Weather Service – and continuing into Saturday, which means the problems should show up over the next 24 hours.

And watch out – temperatures should plunge again beginning Sunday, reaching a low of 7 degrees early Tuesday, with another warming trend beginning next Wednesday and into the weekend of the 11th-13th. That could spell Round Two in the burst pipes saga.

While severely low temperatures at any time bring a rash of burst pipes, Ben Franklin plumbers point out that the most problems are usually found in the first few cold snaps of the season. Many people, they say, put off winterizing chores until after the first really cold weather moves through the area, so even pipes that were fine a year ago might be subjected to different conditions. A basement window may have been left open or was broken during the summer months, which changed the environment around critical pipes. Or, the experts warn, a heat duct might be closed off or clogged.

Also, don’t be complacent: pipes that weather a temperature dip to 0 degrees this time might well be subjected to disaster if another cold snap sends the mercury plunging just a few degrees more. Keep in mind that the record low temperature in Denver in the month of December is -25 degrees – and that happened on the 22nd of December in 1990. The record low for January is -29 degrees, and -25 degrees for February.

Of course, if pipes freeze and burst, the best thing to do is to call Benjamin Franklin Plumbing of Denver before the water damage gets too severe. As experts in all aspects of plumbing, and especially frozen pipes, Benjamin Franklin Plumbing has plumbers on the ready who understand that a punctual response in such an emergency is key to limiting damage.

But there are some precautions homeowners can take:

• Know where you main water shut-off valve is in case of emergency.
• Check around your pipes, especially those in the basement, basement crawl space, and any that may be in outside walls (like behind a washing machine) to make sure there is an adequate heat source or insulation to withstand bitter cold.
• Make sure windows, especially basement windows, are not broken or inadequate for freezing temperatures.  Insulate if necessary.
• Keep the cabinet and vanity doors open that lead to under the kitchen sink and bathroom sink, so the warmth of the room will keep the pipes from freezing.
• On really cold nights, let the water run at a trickle in suspect fixtures; running water takes a lot longer to freeze.

One of the other key problems in frozen water pipes is something you might not notice before the Spring: frozen sprinkler system pipes. Many people delay blowing out their sprinkler systems and during a severe cold spell they are particularly susceptible to freeze/thaw damage. And don’t forget the other outside faucets; leaving hoses connected can cause freezing, damage and could result in bursting pipes.

A good way to avoid all of these potential plumbing ills is to have the expert plumbers at Ben Franklin Plumbing of Denver perform a Complete Plumbing Inspection of your entire plumbing system, including the sprinkler system and outdoor faucets. In addition to making sure all of the fixtures, plumbing-based appliances, drains, sewer connections, water pipes and mains are up to serving the needs of your household, they can also spot and easily correct potential problem areas that could arise from severe cold.

If you have a severe-weather emergency, call right away: 303-532-1352. For all other services call today for a Plumbing Inspection or an estimate on desired plumbing changes or upgrades.

When it’s cold outside, knowing your plumbing is safe let’s you keep warm and toasty.

There was a conversation going on the other day about all of the $1 million-+ houses all over Denver that are sitting idle and not selling. A mortgage closer chimed in that the there are many people buying new homes in the Denver area, and refinancing existing homes, both through mortgage instruments, of course, but that it seemed like what was selling was $750,000 and down. “We’re not seeing much activity in the million-plus stuff, the closer said.The reason, many speculate, is not that people who could afford the more expensive homes aren’t buying; rather that people are showing a decided preference for smaller homes - a movement that has sprung up just in the last year and half or so. And it’s not a go-cheap movement; these buyers, it is said, are going for smaller, more energy efficient and more comfortable homes  “We’re moving from a ‘quantity of life’ to a “quality of life” point of view,” noted one observer.A major part of this movement, according to many observers, is a nearly universal desire to lower one’s carbon footprint. Use less energy, use less water, recycle more; be a part of a “new energy” awareness - while at the same time enjoying a high quality of life.The plumbers at Ben Franklin Plumbing Denver have many services, of course, that fit into this movement nicely, including new, more energy efficient plumbing fixtures, inspections of sprinkler systems to insure optimum efficiency, checks on toilets and all fixtures to make sure there are no leaks or wastes - even minor leaks in a toilet, for instance, can waste thousands of gallons of water and cost a homeowner as much as double on a water bill.But the single best thing a home owner can do right away to lower their carbon footprint, save water, save money, and improve their quality of life is to install a tankless water heater.Ben Franklin recommends the GoHot brand of tankless water heaters, and the pros at Ben Franklin are experts in the installation and use of these modern energy saving devices.There are many advantages to going tankless, not the least of which is that a tankless system just takes up less space - the unites are just 23 inches tall, a mere 9.8 inches deep, and up to 18.5 inches wide. So first, you can get that large, round water heater tank off the basement floor and have extra room.But , of course, what you want to save is energy - a Rinnai tankless water heating system is 30% more efficient than a standard natural gas water heater, and a whopping 50% more efficient than a traditional tank run on electricity. And not only that, a tankless system heats water as it is needed, so it only uses energy when called for, plus it provides an endless supply of hot water. The “tank” never empties.Oh, yes, and one more thing: the typical hot water tank system normally comes with a 10 to 12 year life expectancy, but the GoHot Tankless Water Heater system carries a 20-year life expectancy, offering years and years of trouble-free operation.When you look to lower you carbon footprint and yet do it in a way that increases your quality of life, look no further than a GoHot Tankless Water Heater system from Ben Franklin Plumbing Denver. More hot water. Less space. Much more energy efficiency. You’ll be telling your old hot water heater: “Tanks for the memories.”

Costly Leaks

A friend of ours recently got a water bill from Denver Water that caused not a little consternation. She has two units she rents out in North Denver, and the two-month water bill for Jan.-Feb., which should have been something like $50, came in at a whopping $250. Obviously, something was amiss.

She called Denver Water concerning the bill, and the utility suggested a Residential Water Audit, a free service it offers to foster water conservation. The culprit? Two leaking toilets, one with a bad flapper valve (the rubber piece that opens on the bottom for a flush and then closes to let the tank fill), and the other with a bad float. Of course, she had them immediately repaired - by one of the licensed plumbers from Ben Franklin Plumbing of Denver, we’re proud to say - and her next water bill will most surely let her keep her head above water, so to speak.

Leaking toilets are particularly troublesome in that they are often hard to spot. The trouble found in our friend’s water audit isn’t something that leads to water on the floor, it just wastes water - a lot of water wasted in her case. And not every toilet that is leaking water is something you can hear. It’s best to have your water infrastructure - toilets, faucets, irrigation system, valves, etc. - checked regularly to ensure they are working properly. Just imagine: according to Denver Water literature left behind at our friend’s house for the audit, even a dripping faucet that has just 5 drops every 30 seconds wastes 292 gallons of water a year!

The Denver Water Residential Water Audit Program is a good place to start, particularly since it’s free. They checked the toilets, all of the bathroom, basement and kitchen faucets, the showers and tubs, and the laundry, and a complete flow analysis is given to the homeowner. Denver Water doesn’t fix anything - but they can let you know what to fix.

Also, Denver Water has many rebate programs to help mitigate the cost of such water-saving devices for the home as high-efficiency and low-flow toilets, more efficient clothes washers, and even some irrigation/sprinkler systems - and these rebates can run up to $150 or more in some cases on the purchase price or installation. Check with www.denverwater.org for more details.

Should you need some assistance installing new plumbing fixtures or repairing them for peak efficiency, call the pros at Ben Franklin Plumbing of Denver. As our friend’s leaky-toilet situation so clearly illustrates, being water wise can save you money.

Tips in the Kitchen

Dishwasher-Periodically check under the sink to see if the hose connection to the water supply line is secure and is not leaking.  Check around the base of the dishwasher for evidence of leaks.  Look for discolored, warped or soft flooring materials or water damage to nearby cabinets.

Refrigerator-If your refrigerator has an icemaker, check the hose connection to make sure it is securely attached to the water supply line. The wet spot you see on the floor near the refrigerator may be melted ice cubes or it may be a crimped icemaker line about to burst.

Sink-Apply new caulking around sinks and pay attention to slow draining pipes.  This may indicate a partially blocked drain.  Check the pipes under the sink for signs of water leaks.

Temperatures plummeting to record-breaking lows have caused water pipe breaks and leaks to reach an all-time high. According to the Denver Post, in a cold spell, there is about a 10 percent increase in plumbing problems due to frozen pipes and when temperatures warm up and pipes begin to thaw, there is about a 20 percent increase in plumbing problems due to leaks.

When the temperature goes below zero degrees, energy drains from the water and the water freezes.  Then because the volume of frozen water is greater than the volume of liquid water, the pressure causes pipes to break. When you find out you have a broken pipe, make sure to turn off the water and the water heater.

You may have a frozen pipe if you turn on the faucet and only a weak stream of water comes out.  As the frozen area begins to melt, more water will flow. When you find out you have a broken pipe, make sure to turn off the water and the water heater.  If you believe you can locate the frozen section, you can heat it yourself but it is not recommended because improper thawing can cause the pipe to burst.  Note: never use a torch to thaw pipes.  If it is in an out-of-reach area or if you are not sure where it is or how to thaw it, Ben Franklin plumbing can help you to locate and thaw the frozen area immediately.

To prevent pipes from freezing, you can make sure the area around them is well-ventilated so warm air can circulate and make sure they are insulated, but if it is too late and it is zero degrees or lower, you may want to let the water run because it is less likely the pipes will freeze, but this should only be a temporary solution in case of emergency, because it will waste water and run up your water bill.  To find out more about frozen pipes and how they can be prevented and thawed visit the American Red Cross web site prepare.org.

Should you need Ben Franklin to come to your rescue, they will do so in a timely manner.  Of course, they respond as soon as possible to all emergencies.  And for any service, they set and keep appointments.  You will not have to wait around for some four-hour suggested window of time to come and go like you may with other plumbers, Ben Franklin plumbing will let you know the specific window of time you can expect them.  They know your time is valuable so if they are late, they will pay you $5 per minute up to $300.  They guarantee satisfaction and will not charge for the service if you are not happy.

Call Ben Franklin Plumbing Denver at 303-340-3400.

Steve Jusseaume, master plumber and owner of Ben Franklin Plumbing Denver, knows exactly how to pick a plumber; here is how he’d do it if he had a drip, drip drip.

The only thing more frustrating that the constant drip, drip, drip of a leaky faucet is the nag, nag, nagging feeling that finding a plumber is going to be a problem. Am I going to get ripped off? Will they show up on time? Will they add on services I don’t need? Can they do the job without having to call someone else to get it done right?

What often exacerbates the anxiety is that the search for a good plumber is not for next Tuesday, but rather an immediate need; the pipe is leaking now. The tried and frequently less-than-true method is to search the Yellow Pages and pick out the one with the best- looking advertisement, but then marketing budgets are no measure of competence or General Motors wouldn’t be asking Congress for help.

This is usually where people find help by contacting Steve Jusseaume, master plumber and owner of Ben Franklin Plumbing Denver (www.benfranklinplumbingdenver.com), known as Deer Creek Plumbing Inc. for its first 25 years of operation until Jesseaume joined the Ben Franklin family.

Picking a plumber, says Jusseaume of Ben Franklin Plumbing Denver, can leave a homeowner or building manager as skittish as a colt when it’s not an everyday event you’re dealing with. However, his checklist of key things to look for will help to narrow the choices and lead to plumbing satisfaction, are shown below:

1. Licensing. Make sure you are dealing with a licensed plumber. With licensing varies from state to state, in Colorado it is a fairly straight-forward issue: any plumber worth his monkey wrench will state, in writing, that he/she is, in fact, licensed, what the license number is, and when it was obtained (which will give you insight into the plumber’s experience).
2. Insurance and bonding. Make sure your selected plumber and/or plumber contractor is fully insured, and this means both with workers compensation coverage and with liability insurance with at least $500,000 in coverage. Once again, any reputable plumber will provide proof of insurance without even being asked.
3. Better Business Bureau. Check with the BBB. In Denver, for those firms which are members, the BBB offers ratings of plumbers, from A+ to F, and it maintains records of complaints and how the company and/or plumber handled those complaints. There is also background information on licensing and experience.
4. Experience and references. While there are probably many fine plumbers who went into business last week, it is easy to check out how long the person has been licensed and how long the firm has been in business, and that experience should offer a measure of security. To further this, ask for references from other customers (and be willing to offer a future reference yourself), and pay particular attention to previous customers who had work done which is similar to the work being discussed.
5. Cost. The most reputable plumbers generally will offer a complete and detailed estimate of the costs for the work to be performed, including materials, in writing.
6. Appearance. It is very important, and offers an additional measure of security, if the plumbers who come to service your job are neat and clean in appearance, and are wearing shirts or jackets with logos identifying them as from the company which was called. A work truck bearing a company identity only adds to the peace of mind.
7. Appointment windows. The most reputable plumbing firms will offer very specific appointment windows - and stick to them.
8. Customer service. The top plumbers in the business have their own customer service operations, available 24 hours a day, which can address emergencies, follow-ups or any concerns directly and expeditiously.
9. Cleanup. Make sure your plumber is clear, in writing, that its personnel are committed to a thorough cleanup once a job is complete. Reputable plumbers are expert at cleaning up every type of plumbing job and restoring the area to its pre-problem condition.
10. Guarantee. Make sure your plumber offers, in writing, a complete satisfaction guarantee. Nothing is worse than having to pay twice to get the job done right.

Obviously, it would be easier to check up on this check-list of Pick-A-Plumber-Tips if the situation at hand isn’t an emergency. In a perfect world, you’d find a great plumber for a relatively small issue, then continue to work with them through small drips and major problems for years to come. On the other hand, in this age of the Internet just about everything on this check-list can be discovered about a plumber online in a matter of moments, and if it isn’t-through the plumber’s web site and hot links to organizations like the BBB - that should tell you something right there.

There’s nothing you can do about the drip, drip, drip except find a great plumber. Once you do, the nag, nag, nagging feeling will be a thing of the past.  Casll 303-340-3400 or visit www.benfranklinplumbingdenver.com and your drip will be a thing of the past.