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.        

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.

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.      

Regular kitchen sink disposer maintenance will bring years of reliable service

Disposer maintenance begins with knowing what not to place in the machine, and includes very simple tasks for cleaning, deodorizing and blade sharpening that anyone can perform

The disposal in the kitchen sink has become as ubiquitous as the kitchen sink itself, a
necessity of modern life. Maintaining the machine with regular care will ensure years of worry-free operation.

Most times people think of maintenance as the tasks performed occasionally to make sure a device is working properly. When it comes to the disposer, however, regular maintenance involves its use on a day-to-day basis. The first thing in proper disposer maintenance is to remember that certain eating and cooking debris should not be run through the disposer. Things like coffee grounds, banana peels, and artichoke and corn husks should be avoided. Indeed, anything fibrous should be rather thrown away as the fibers will tend to dull the blades of the disposer and they will collect underneath the blades and cause a blockage.

Another daily maintenance tip for the disposer is to run only cold water through it while it is in action. Many people think that hot water will aid in the disposal of fatty tissues from meat and bacon, as they will be more liquid with the introduction of heat. However, if the disposer is working properly the meat residue will be sufficiently flushed in normal operation; if the fatty materials don’t fully evacuate they might build up as slime in the pipes beneath the disposer and cause a blockage.

Also, often hard objects – such as cherry pits, pieces of plastic, etc. – inadvertently go into the
disposer, and they can jam the mechanism, make an awful noise, and even cause a breakage. It is not recommended to reach down inside a disposer with a hand and risk serious injury removing such items, so experts advise to use various types of pliers or tongs to retrieve foreign objects in the disposer should the need arise.

Another popular but ill-advised cleaning of the disposer is to use drain cleaners, bleach or other
chemicals to clear clogs or freshen odors. These chemicals can and do damage the disposer mechanism and should not be used. If the drain leading from the disposer is clogged, the recommended way of clearing it is to temporarily remove the disposer and use a rooter system to clean out the pipe.

Blade sharpening is another regular maintenance step that should be performed regularly – say, every two weeks – and the easiest method is, believe it nor not, to use ice cubes. The blades will easily chop up the ice cubes and in the process become sharper. About every other time this task is performed, experts advise to also add one cup of rock salt, which boosts the sharpening effect and dissolves easily.

One of the biggest problems with kitchen sink disposers is odors, caused by a build-up of food debris that isn’t entirely evacuated in operation. The first step is to always run the disposer until it sounds as though it has finished its work; many people simply turn it on briefly, not allowing a full evacuation. Then for persistent odors, you can run on orange or lemon peel through the machine, which will both deodorize and cleanse the blades and the inside, and many manufacturers also recommend running a half cup of baking soda through the machine once a week. As always, every time the machine is operating make sure a good stream of cold water is running through it.

With a little care every time the disposer is operated and a few simple maintenance steps throughout each month, a kitchen disposer will perform beautifully – and odor free – for years to come.

Disposers do, however, wear out over time or become damaged is too many foreign objects – like forks, knives and spoons – get caught in the machine. Should this occur and there is a need for a new disposer, call the plumbing professionals at Benjamin Franklin Plumbing of Denver to handle the job. Our expert and licensed plumbers have new disposers in stock on their trucks to match any sink and kitchen décor, and our people are highly trained at all the necessary plumbing and electrical connections.

For all of your plumbing, heating and cooling needs call Benjamin Franklin Plumbing of Denver at 866-PUNCTUAL. We’ve been serving the Denver area for more than 30 years with expert plumbing services from minor repairs and emergencies, to major remodeling and sewer projects.

Plumbing tips to avoid the common problems of summer on pipes and systems

Tree root growth in summer can compromise sewer lines, and checking all a home’s plumbing is easier while the sun is shining.

DENVER, CO – Summer here in Denver has another month and a half to run its course, and the fair weather can stretch well into October. Or not. But while the sun is shining, this late summer period is an excellent time to check the plumbing system in and around the home to ensure that everything is working properly – well before the snow flies and the temperatures drop.

One of the biggest potential problems that summer presents for a home’s plumbing system is in the sewer lines. Tree roots are generally the main culprits in sewer line blockages, and of course during the summer growth months is when tree roots experience high growth. That is probably even a bigger concern in 2011 as the wet spring and summer has the growth of trees and other vegetation around Denver and Colorado on a high-growth cycle.

The first thing any homeowner can do is the check the main drains in the home feeding into the sewer system for signs of stress. First check the toilets and make sure they are operating correctly and do not take more than a flush, or sometimes two, to evacuate waste and toilet tissue. If the flushing is not complete or seems slower than in the past, this could be a sign of a sewer beginning to become constricted.

Next check the main drains in the home, particularly those in basements, for signs of standing water, odors and slow draining. This too could be a sign of stress.

If there is a suspicion that the sewer is constricted call a licensed plumber. The problem could be as simple as a clogged pipe, or as extensive as a compromised sewer line, and there are several relatively inexpensive procedures for checking this. This could include pipe rooting or reaming, and also the insertion of a camera into the sewer lines to check for blocks and breaks. Identifying the problem early and making the necessary adjustments could easily lead to a much less expensive fix, and if the tests show everything is ship-shape then the homeowner has peace of mind.

The next thing to check is water pressure. Plumbers recommend running both a bathtub and kitchen sink faucets at the same time. If the water pressure appears to lessen when the second faucet is turned on, this could be a sign of mineral deposits building up in the home’s plumbing pipes. Again, if the pressure problem is severe, calling in a professional plumber is recommended. The resolution can range from cleaning out the pipes to selective or whole-house pipe replacement. It is always better to know and fix before such a condition causes a pipe to break with the resulting water damage and lifestyle disruption.

Here are some other steps a homeowner can take to ensure a home’s plumbing is operating properly and ready for the months ahead:

• Check around toilets, on the floor where the appliance is anchored as well as where the water lines come in, to see if there are loose tiles or if the walls are soft. These could be signs that the water lines and/or the toilet itself is leaking and it should be addressed before any more damage occurs.
• Check the connections to the washing machine. There are generally rubber hoses bringing in both cold and hot water, and a drain to evacuate used water. The rubber hoses, by nature, wear out over time so check to see if there are signs of any leaks, especially around the connections at the water source and into the machine (replacing these hoses is very easy and inexpensive).
• Check the drain for signs of leakage to make sure it isn’t clogged, the drain hose isn’t punctured, and for water damage to the floor.
• Check all the connections to the dishwasher. Once again, there are water line coming in (usually under the counter), and a drain (usually associated with the kitchen sink), and these should be water/leak/odor free.
• Check all the connections to the disposer. For this you want to ensure there is no water or condensation on the electric lines, and that the drain is operating properly with no leaks. Check, with a flashlight, underneath the kitchen sink and in under the bathroom vanities, basement sinks, etc., for sings of leaks and/or water damage.
• Check outdoors in and around faucets and sprinkler heads for leaks or standing water. Right after the faucet has been turned on or the sprinkler has been running there may be some water, but if it doesn’t soak in or evaporate over a reasonable period of time there is probably a leak somewhere. These devices get a lot of use in the summer, and they are subject to wear and tear as well as the intrusion of vegetation.
• Check the home’s water heater for any sings of leakage. If the appliance is more than 15 years old it is probably due to be replaced in any case, but a home’s level of water impurities can have an effect on this, diminishing efficiency in both hot water delivery and energy consumption. (The serial number on the device has a code – the first four numbers are the month and the year of manufacturer.) While you are checking this, turn the temperature of the device down to 120 degrees F, as that is recommended to prevent scalding (it’s hot enough for all purposes) and will save energy.
• Check the exposed pipes in the basement or crawl spaces for signs of leakage.

Doing the self-inspection of a home’s plumbing system in the summer while the temperatures is pleasant is easy, and the added advantage is that if a potential problem is found it can be addressed before it becomes an emergency. This will save not only money, but the headache and disruption of discovering a plumbing problem the hard way. Besides, the end of the summer is the slower season for plumbing problems, so the professionals have more time slots available for immediate resolution.

For all of a home’s plumbing problems, repairs and maintenance – and even including plumbing remodeling or home-addition services – contact Benjamin Franklin Plumbing of Denver, serving the Denver community for over 30 years with expert, professional plumbing services. Also, Ben Franklin Plumbing of Denver has added expert heating and air conditioning services to its roster of valued home services. For complete details call 866-PUNCTUAL or 303-340-3400.

Some plumbing projects demand or require that a professional handle the job.

There are certainly a number of people handy enough to handle home plumbing projects, and that’s fine. But when that honey-do DYI plumbing task gets out of hand, call Ben Franklin Plumbing of Denver for professional help

There used to be an advertisement on television where a physician gives instructions over the phone to a patient to perform his own appendectomy. The patient, holding a penknife, asks the doctor, quizzically, “Shouldn’t you be doing this?”

Yes, there are some things better left to professionals, but not all of them are as obvious as appendectomies. Plumbing, for instance, is often thought of as relatively easy, and many a thrifty homeowner has grabbed a monkey wrench and a drain snake and set off to prove that watching “This Old House” for several episodes has made him an expert.

Would that is was that easy. All of the professional plumbers at Benjamin Franklin Plumbing of Denver have many tales concerning the all-too-frequent occasions they are called to repair a repair and mop up following a failed afternoon of honey-dos with the home’s pipes.

The truth is, someone who is quite handy, has a bit of experience and takes the time to do some Internet research can fix a drain under the sink, unclog a toilet and install a new kitchen faucet successfully –  most of the time. But there are reasons that plumbers are licensed in most states, and there are certain plumbing jobs that simply require professional work.

Go With The Pros

One of the chief plumbing jobs that should be left to the professionals is something most people don’t’ automatically associate with plumbing: gas lines. Trained plumbers, however, go through extensive education and apprentice work, and one of the key areas is working on the gas lines in homes that feed the gas stove and oven, the gas clothes dryer, the barbeque grill, certain decorative lighting, and, of course, the furnace. In most cities and states that require plumbing licensure, in fact, a licensed plumber or gas-line technician is required to perform the work on household gas lines and connections by code and regulation. In other words, homeowners in these jurisdictions are prohibited from working on gas lines and connecting gas appliances.

And for good reason.  There are a myriad of reasons to call in the pros when it comes to natural gas, not the least of which is its lack of odor (indeed, they add a smell to help in avoiding exposure) and its inherent volatility and easy combustion. Beyond that, however, are issues of adequate or excessive pressure in gas lines, and only the highly trained have the necessary equipment and expertise to measure this properly and address any shortcomings.

In addition are the fittings. In regular plumbing, the danger of missing a gasket or over tightening a connection is a small drip of water. With gas lines, improper adjustments, which may be nearly undetectable, could lead to an explosion or fire.

The other key arena to leave to the professionals are the water mains and the sewer mains.

A home’s water main is the line connected directly to the source of the clean water, usually the local municipality or water department, and shutting it off requires a special tool – called a “street key” – that isn’t generally available outside of the profession. This isn’t to protect the profession, but rather a safety feature to prevent work done on a single home’s plumbing from contaminating the entire water system. If there’s a water main problem in the home, better to call a pro.

As for sewer lines, besides the obvious issues of it being just about the most disgusting job possible, a homeowner with some basic understanding could indeed rent a sewer snake and “root” out a line successfully. On the other hand, if the problem is much larger – say a broken, ancient ceramic line, epic tree roots, or a slipped connection in a turn – well, this calls for a professional like Ben Franklin Plumbing. Whatever the issue is, we’ve seen it at least dozens of times, we have special equipment that can handle it, and we’ll get it done without it breaking further or backing up while the job is completed. Or the homeowner can give it a try and then call us when it overwhelms their talents.

With more than 30 years of experience in professional plumbing, Ben Franklin Plumbing of Denver also recommends professional involvement for a couple of other key plumbing functions.

First, many homeowners install new hot water heaters and the job is done successfully. However, it is one of the most frequent jobs we are called on to fix once a DYI-er has given it a try.  If it is a gas hot water heater, professional intervention is most likely required, but for any hot water heater there are a number of connections that need to be done properly to ensure peak performance.

The other plumbing area we recommend homeowners consider calling in the pros is for new fixtures; the more elaborate the fixture, the more important to have it professional installed. Replacing a sink or a faucet with something very similar to what is there is a relatively easy task, and most homeowners can accomplish it with few problems. But newer sinks, particularly in the modern kitchen with extra water connections for pasta pots, fancy sprayers, water softeners, or hand or dish soap reservoirs, require expertise that goes beyond the average homeowner.  This is also true for some of the newer, and more sophisticated, showers and tubs (like whirlpools), and appliance fixtures like dishwashers and disposals that also require electrical connections. And, of course, there are also many new fixtures and fittings on the market that are just so expensive that risking a botched amateur job just isn’t the smart thing to do.

Some people love to be handy, and some people don’t. In any case, the pros at Ben Franklin Plumbing of Denver are ready at any time to handle all of your household plumbing needs large and small – and to be there in a pinch should that DIY project get out of hand.

And don’t worry. We’ve done it hundred of times.  

The sustainable and thusly cost efficient lifestyle is an easy one to maintain, all you have to do is give it a little thought. With these tips for conserving water in your home, we encourage you to be mindful and not take a gallon, or even a drop, of water for granted. These are very easy-to-implement lifestyle changes that will leave you and your water bill refreshed. Pay attention to your water meter to monitor your water consumption each month. 

If you notice a spike in your water bill, it is most likely due to a leak you haven’t discovered yet. The sooner you catch it, the easier it will be to fix and the more water you will conserve. Normally, the leaks indoors are the most noticeable but if you still can’t find it, check outdoors and also make sure your toilet is not running.

Be mindful anytime water is running. There are so many occasions consumers allow the water to run as they multi-task and create excessive waste. For example, do not wait for the water to cool off before you drink it, simply put the warm water into a container and cool it in the refrigerator. And wash your vegetables in a basin instead of putting it under a continuous stream. 

Your toilet is not a trashcan. The next time you kill a spider, do not use the water of an entire flush for one facial tissue to be discarded. It is also not an ashtray either, and smoking inside your bathroom is never recommended anyway. The point is, flush the toilet appropriately and not wastefully. 

The green movement has led to development of sustainable products of all types ranging from the same style and price to the water guzzlers to very high end, high tech solutions depending on your preferences and needs. Changing to an air-cooled appliance refrigerators or air conditioner can make a remarkable difference. Dish and clothing washers now have a number of options so the water level matches the load size and is energy efficient and of course toilets and showerheads have new water save features. The latest gadget for the water saving set is a rain detector that automatically turns off your sprinkler system when the lawn has already received moisture au natural. 

It is important for every resident of the home to know how to turn off the sprinkler system and the main water system in case of emergency. If you have a leak you don’t want it to gush water just until your roommate, husband, wife, landlord or plumber gets there. A lot of water can be lost and in some instances it can worsen the leak.

The more we know about water consumption and the faster technology evolves, the better we will be able to conserve water. And it’s a good thing, because we’re going to need it.

• 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.