The truth is that 44% of people purchasing a home call a professional plumber for repairs within the first year of ownership. A pre-purchase inspection avoids disruptions later

DENVER, CO – The bad news is that the housing market continues to be sluggish. The good news is that, given the marketplace, there are some killer deals on houses out there, mortgage rates continue to be at all-time record lows, and this could possibly be the best time to buy a home in decades.

So, if the time is right to buy a new home don’t forget that unforeseen (or undisclosed) plumbing problems are among the top concerns for homebuyers. Indeed, statistics indicate that 44% of homebuyers have to call in a plumber to fix some issue within the first year of home ownership.

The reason is simple: required home inspections to qualify for mortgage financing require only cursory inspections, and concentrate on big-ticket items like foundations and roofing. While there are basic inspections of the plumbing system, the truth is that many homes on the market have plumbing problems that have been overlooked or set aside simply because the home is on the market. This is particularly true of foreclosed properties or other available homes that may have been vacant for some time.

This isn’t a reason not to buy the property if it fits a particular need, but it is precisely the time – before signing the closing papers – to have a home’s plumbing system inspected by a trained, licensed professional to either offer peace of mind that everything plumbing is fine, or to use as a bargaining chip in price negotiations.

A plumbing system that backs up, or even such minor problems as a running toilet that wastes water, can disrupt a family’s lifestyle or add unnecessary expense. Having settled into that new dream home, that is not the time to face expensive, disruptive plumbing issues – especially ones that could have been avoided or addressed before occupying the new home.

While a brand-new home probably has up-to-date plumbing, the truth is that the older the home, the more potential plumbing problems could exist.

The proper course of action is a thorough plumbing inspection by a licensed plumbing contractor experienced in whole-system inspections.

For a relatively low cost, these contractors check all the fixtures, plumbing-based appliances, drains, sprinkler systems, sewer connections, water pipes and mains to ensure they are working to peak performance and that you won’t have to face unforeseen and costly repairs once you move into your new home. These inspections begin with a full visual inspection, and then can go into more complete diagnostic services if a potential problem is identified.

For instance, one of the things found often in inspections in older homes are slow flushing toilets or toilets that need more than one flush to evacuate waste. The problem could be as simple as a clogged pipe, or a pie with diminished capacity, that needs a mere roto service. But it could be a sign that the sewer system is compromised. The price difference could be enormous – and a camera inspection of the lines could easily identify the difficulty and the expense.

Another advantage of an inspection is to measure water usage in the house and to identify potential leaks, dripping faucets or other problems where a simple fix – the or the replacement of a few gaskets or the installation of a new fixture — could save a lot of money on water bills right off the bat.

Home sellers also benefit by having a plumbing inspection, because they can present a clean bill of health on the plumbing or an itemization of problems to potential buyers right up front and either eliminate the concern from the buying decision, or display honesty in the disclosure.

Summer is the home buying season, and many people in the market for a new home get caught up in the excitement and forget to completely check out the new property to ensure it is everything imagined. Also, many people believe that plumbing problems are really a winter thing because of freezing pipes, but summer has its own challenges for plumbing. Rapid root growth can hamper or destroy sewer lines, sprinkler systems can spring a leak (often underground and undetected), and with kids home for the summer bathrooms and kitchens replete with plumbing really get a workout. On the plus side, summer is a perfect time for a complete plumbing inspection because all systems, including the sprinklers, are in operation, and the weather makes it easier for the plumbers to get in the tight spaces and conduct a thorough inspection.

Buying a home and moving is a big decision, and the timing from a market point of view couldn’t be better. Don’t let a potential plumbing problem create a hassle: inspect up-front for peace of min.

For all plumbing issues in the Denver metro area, including thorough plumbing system inspections, look to Benjamin Franklin Plumbing of Denver, family owned and operated for over 30 years. Call 866-PUNCTUAL for complete details and to schedule an appointment.

Happy house hunting!

Summer is the “home buying” season. Many new homebuyers find out too late that their dream home is riddled with water leakage or a poor plumbing system. In fact, 44% of consumers call a plumber within one year of purchasing a home. To avoid such unexpected and costly problems, we recommend that you visually inspect any potential home for problems and offer these helpful tips:

Bathrooms

• Check around the base of the toilet for signs of water damage (i.e.; rolled vinyl, black or white stains).

• To check for a “soft floor,” stand straddled over the toilet and rock back and forth on each foot. If the floor feels spongy, it is probably rotting or weakened.

• Check to see how fast the toilet flushes.

• Check for leaky or loose tiles by pressing on the walls where they come in contact with the bathtub. If the walls are soft, water may have created damage behind the tiles.

Water Supply Piping

• Turn on water in bathtub and in the kitchen sink. If there is a noticeable reduction in water volume, the piping in the house may need to be replaced because of calcium and mineral deposits.

• If the home has a basement, check exposed piping for signs of leaking or recent repairs.

• Find the main line cleanout and ensure that it is accessible.

Water Heater

•  Check the date of the water heater. The first four numbers of the serial number on the water heater are the month and year. Any heater over 15 years old is a candidate to be replaced.

• A rusty water tank is a sign of pending problems.

Miscellaneous

• Check to make sure that the garbage disposer and dishwasher connections are tight and leak free.

•  Survey the inside of cabinets (with a flashlight) for signs of water damage, warped cabinet bottom or stains. Make sure that traps and supply tubes are not leaking.

•  Check washing machine hoses for rupture. Turn valves on and off to test for leaks.

Standing Water

Standing water is another common problem resulting from leaky or broken pipes. Excess water in a yard may be coming from a damaged sewer line and may contain waste from the home. Standing water is not healthy for children or pets, and is a breeding ground for insects and germs. Inspect the yard for areas that are too wet and with unusual plant or grass growth.

A/C costs more, but combats humidity. Swamp coolers work well most hot days, but require more maintenance. Either way, the important thing is to remain cool

DENVER, CO – When temperatures rise people with either an air conditioner or a swap cooler have a distinct advantage over the sweltering masses. So which is the better choice?

Of course, if this was HOTlanta or any number of the other high-humidity locations throughout the country, the answer would be simple: only air conditioning provides relief from high heat coupled with high humidity. But in the less-humid climes, like Colorado, the swamp cooler – which is actually called an evaporative cooler – is a viable option for many homes in that it is capable of providing the requisite whole-house cooling for most of the summer season’s hottest days.

So since there is a choice, which way to go? Benjamin Franklin Plumbing of Denver, serving the Denver metro area with plumbing expertise for over 30 years, has expanded into the heating and air conditioning servicing business by popular demand and engaged veteran HVAC man Steve Carlson to bring his expertise to our customers. We hope this article helps homeowners to make the proper choice for their lifestyle, and whatever is decided, Carlson is the man to call.

First and foremost, the object is to be cool in one’s home on the hot summer days. It is a problem that has been perplexing mankind for centuries, of course, and there are indications in the ancient records that a form of swamp cooling has been in use in civilizations for perhaps as far back as thousands of years.

An evaporative cooler, or swamp cooler, is a relatively simple device that forces outside air through cool water, thus cooling the air that passes into the home. There are articles on the internet that ancient Persians (today’s Iran) used such a system by constructing wind catchers – air shafts – next to dwelling and having that air pass through water. Today’s swamp coolers do pretty much the same thing, although, of course, they use modern plumbing to pump the water through a evaporation chamber, and electricity and fans to move the air from outside through the water into the inside of the home. \

Most often you’ll see these swamp coolers mounted on the roof of homes, with the air forced into the home through a baffle in the ceiling between the upper floor and the attic. Usually centrally located in the structure, the system relies on the simple concept that cold air sinks, while hot air rises. Some homeowners have this air pushed through existing duct work in the home.

The advantage to the swap cooler is really one of cost. The typical swamp cooler can cost half as much or even less than an air conditioning unit and its installation costs can also be quite less expensive. As mentioned earlier, many Coloradans find the swamp cooler to be an effective cooling device for all but a handful of the most hot, and of course most humid, days in our climate. Swamp coolers come in a variety of cost levels, with added capacities and benefits on some models, but they all work in much the same way.

he disadvantages to the swamp cooler should be considered. The unit requires plumbing, of course, which is an added expense in the installation. Also most swamp coolers are not as energy efficient as air conditioners, as the air requires constant cooling to maintain a cooler temperature. And since the swamp cooler uses, basically, humidity as the essential element of the cooling, it will raise humidity levels in any home which can have a negative effect on electronics, wood surfaces and such amenities as pianos and string instruments.

Air conditioners, on the other hand, use a closed-loop refrigerant system to cool the air, so as such they are natural dehumidifiers; indeed, A/C fights humidity, and the cool air provided by the units tends to stay cool much longer than swamp-cooled air.

Air conditioners come in a variety of choices, from portable or window units for cooling a specific room or area, to whole-house units designed to cool the entire property. Whole-home units generally use the same duct system as the property’s heating system, and even sometimes the same air exchanger (fan), and a cool extra for so-called central air is that its operation can be controlled by the same programmable thermostat used for the furnace, a great energy-saving plus. Ratings on air conditioners come in BTUs (British Thermal Units), general ranging from 5,000 BTUs for the smaller window units for room cooling, to 35,000 BTUs and more for central air; it all depends on the size of the home and the cooling needs.

The disadvantage to air conditioning is that it costs more than a swamp cooler, and these costs can rise precipitously if the installation also involves the addition of duct work in a home that doesn’t already used forced-hot-air heating.

Also an A/C advantage vis a vis a swamp cooler is that an A/C unit maintained properly (regular filter changes, for instance) is a relatively worry-free unit that will provide nice cool air year in and year out for many summer seasons. A swamp cooler, on the other hand, needs to be drained and cleaned each and every year – “winterized,” as they say – and then some work needs to be done to get it ready for the season each summer.

The interesting thing to note in the A/C vs. swamp cooler debate is the way other people vote with their wallets. While swamp coolers are often an amenity choice offered homebuyers when they are picking the specifications for a new home, the overwhelming choice is central air conditioning. Given the option up front, and in spite of the cost difference, the vast majority of new home buyers pick A/C.

Well there you have it. The choice is yours. Whether A/C or a swamp cooler is the right choice depends on need, cost, and lifestyle. Either way, being cool is its own reward.

For all of your home cooling needs, contact the professionals at Benjamin Franklin Plumbing – and HVAC – of Denver. We have been the trusted choice in the Denver metro area since the late 1970s when we founded Deer Creek Plumbing, and we have only gotten better over the years, teaming with the Number 1 residential plumbing contractor in American, Benjamin Franklin Plumbing.  Call 866-PUNCTUAL for complete details or to schedule an appointment.

And above all, be cool.

The resounding choice for home cooling today is central air, but some get by with a swamp cooler or room A/C units. Whatever the choice each home will require is own assessment for proper size to achieve the desired results

DENVER, CO – Summer being summer, and people being the procrastinators they tend to be, as the temperatures rise the value of and desire for home air conditioning also rises – precipitously. The truth is that almost every HVAC contractor offers specials and discounts on A/C units and/or installation in the off-seasons, late fall to early spring, because, frankly, they aren’t busy then. If one more summer can be abided sweating it out, as it were, money might be saved by waiting.

On the other hand, our experience at Benjamin Franklin Plumbing of Denver is that many people feel they have waited long enough, and that visit to a neighbor’s fully cooled home on a hot day has made the decision about A/C in their own home inevitable. The good news is that under the right conditions a new A/C system can be installed and cooling long before the next heat wave — even if it’s next week.

Benjamin Franklin Plumbing has been serving the Denver metro area with a full line of plumbing services for over 30 years and earlier this year launched a new HVAC service in response to customer demand. But it wasn’t just an add-on – hired was veteran HVAC man, Steve Carlson, who brings a wealth of experience to the company. He was selected because he has the same professional savvy and customer care demanded in all aspects of Benjamin Franklin Plumbing of Denver, and Carlson has done A/C in Las Vegas and Denver for years, so he knows the demands and the variables to get the job done right.

Cooling the air in one’s home in Denver offers many options due to the relatively low humidity here. If this was HotLanta or Florida or some other sweltering environment, central air conditioning would be pretty much the only choice. Here in Colorado, however, many homeowners find that an evaporative cooler, or swamp cooler, can meet their cooling needs as these units are capable of lowering indoor temperatures by as much as 20 degrees F. Others find that a room air conditioner or two will do the trick as in many homes just the upper floors become unbearable.

The most popular choice by far, though, is central air conditioning; one needs only to look at the new-home market to prove this where central air is nearly universally a given in the specifications.

The decision of which kind of cooling that is required, or can be afforded, is dependent upon many different variables.

The first consideration is the size of the room or the house that needs cooling.  A/C units have cooling capacities measured in BTUs (British Thermal Units) and it is generally assumed that a room of up to 150 sq. ft. would require a 5,000 BTU machine, and that a 2,500 sq. ft. home would require something on the order of 34,000 BTUs. (These measurements are sometimes expressed in tons where 1 ton=12,000 BTUs). However, Denver, with its low humidity may take a little less cooling power to achieve the same results.

Also, each house is different. If a house or large roof area faces south and in direct sunlight, for instance, the requirement will be more. If the property is shaded by large trees, perhaps less cooling power is called for. Also considerations are the number of windows in the property and their acclimation to the sun, and the level of insulation. And conditions can vary quite a bit in only a few miles; similar homes in Evergreen and Aurora may require appreciably different units. Any quality HVAC technician, like Steve Carlson, is an expert of assessing each home’s requirements and what will get the job done.

The good news about air conditioners is that it’s really difficult for anyone to up-sell a product not needed. A too-small or underpowered system will obviously not get the job done, and will work overtime trying, using up way too much energy. But a unit too large for the property is also a bad choice, for it will cycle too often – which both wastes energy and can damage the unit – and will overcool the interior or at the very least offer difficult temperature management. Sizes and cooling capacities vary widely, so expert assessment of just the right unit is of paramount concern.

Cost is also a key consideration for installing central air into an existing home given the type of heating system. While the A/C unit itself and its installation will cost the same as on any other property, if the house does not have existing whole-house duct work most generally associated with forced-air heating, then the A/C installation expense could easily double with the installation of the proper duct work to make it all operate properly.

If the home is not equipped with internal duct work, there are some ductless A/C alternatives available that will keep the cost down. Ductless units, however, are said to be better at cooling than portable in-window units, but not quite as good as central air.

One the decision has been made to go with central air, a general rule of thumb is that if an existing unit in the home is more than 12 years old it would be wise to upgrade to modern technology. With the new, more energy-efficient models on the market today – particularly those which fall under the Environmental Protection Agency’s ENERGY STAR program – most homes replacing older units can experience as much as a 30% savings on the cooling costs without sacrificing anything in the cooling capacity. Added benefits of the newer models are far less noise – the new ones are very quiet – and the units themselves are much smaller and more easily hidden away from outdoor activity spaces.

Experts advise that when selecting a new A/C unit for central air in the home, one of the key things to look for is the manufacturer’s warranty. Based on model size and cooling capacity – as well as factor’s like professional installation – warranties can range from 20 years to, in some cases, a lifetime with one owner.

Also, A/C units require some attention to maintain operation at peak performance and energy savings. Since they are located outside it is wise to check them regularly for excess buildup of debris, especially leaves, and during the peak usage months (and before each new cooling season) the filter in the unit should be replaced or cleaned every month and half or so. It is also recommended that homeowners have an annual or at the very least bi-annual “tune-up” performed by a trained technician to make sure all the parts are working properly, that the cooling components are fully charged, and that the freezing temperatures of winter haven’t caused some damage (many people cover their units during the winter with a blanket or a fitted cover). And, of course, the installation of a programmable thermostat will enhance energy savings and make operation fool-proof – for the A/C unit and the home’s furnace.

With proper care and maintenance a new unit should easily give years of reliable and money-saving service for the length of the warranty and years beyond.

Check out all of the A/C and a full line of HVAC services now available from Benjamin Franklin Plumbing of Denver by calling 866-PUNCTUAL or 303-340-3400.

Just get ready to chill.

A worn-out or aged A/C unit will use substantially more energy than a fine-tuned or new unit, and homeowners can discover savings of up to 30% on cooling costs by knowing the tell-tale signs

DENVER, CO – Like everything else in this day and age, technological advancements in air conditioning technology for home A/C units is leaping forward, offering homeowners much less energy use in a smaller, more quiet package that delivers the same level of comfort people have been used to for years. 

In fact, A/C units approved under the EnergyStar program through the aegis of the U.S. Environmental Protection Agency and a wide variety of manufacturers and contractors, can deliver as much as 30% savings over older traditional units when it comes to a home’s cooling costs. And since central air conditioning units often share a blower with the home’s furnace, many experts recommend the replacement of both systems at the same time if the units themselves are older than 12 to 15 years. The combination of saving nearly year-round on both heating and cooling can make a big dent in monthly utility bills.  

Benjamin Franklin Plumbing of Denver, serving the plumbing needs of metro Denver for over 30 years, recently launched a full heating and air conditioning (HVAC) component to its full line of services, bringing on veteran HVAC technician Steve Carlson as the resident expert in all things heating and cooling.

Carlson offers the following Tips on Tip-Top Air Conditioning Operation, including When to Know When a System Replacement is Called For.

• If you’re A/C unit is more than 12 years old replacement is truly in order. Even with regular maintenance and an annual tune-up (highly recommended) age and climate take their toll on A/C units. Besides, the technology extant 12 years ago isn’t nearly as efficient as that available today, so a savings of up to 30% on cooling costs can be deliver3ed immediately with a new unit.
• If you are experiencing frequent breakdowns requiring repairs, it might be time to upgrade. A/C units have a number of components, and while some repairs are relatively minor and inexpensive, recurring problems may be a sign of bigger issues ahead.
• A change in the cooling experience inside the home. If you are finding that the whole house just isn’t as cool as it used to be at the same settings, or that certain rooms are suddenly warmer or cooler, the problem could be the efficiency of the A/C unit. Other problems might include blocked or partially blocked air ducts, air ducts that have lost their seal at the connections and turns, and a blower that is below efficiency. Proper diagnosis is, obviously, at the heart of the solution.
• Efficiency problems, and also a unit that seems to be noisier than usual. The problem could be as minor as a filter needing replacement of cleaning (which should be done monthly during peak operation months in any case), but could be a sign of a more serious problem. Best to have it checked out by a professional who can fine-tune if appropriate or make a replacement recommendation.
• Install a programmable thermostat. Such devices, which also work wi9th the heating system, help both the A/C and furnace operate more efficiently and can add to energy – and energy bill savings. A programmable thermostat will automatically begin to cool the house at a specified time so that it is comfortable when people return home from school or work and without the need to “blast” the A/C to cool down a too-warm house. 

Sometimes it is hard to tell if there is a problem with your AC unit or indeed your whole HVAC system, and many experts recommend that homeowners conduct an energy audit of their home to determine if there are any problem areas. Many companies provide these services at inexpensive rates, and even such utility companies as Xcel Energy, which serves the Denver area, offer a variety of home energy audit services.

A good place to start an audit process is to visit the EnergyStar website at https://www.energystar.gov/index.cfm?fuseaction=HOME_ENERGY_YARDSTICK.showGetStarted which is free. All you need is a few minutes and your last 12 months of energy bills to create a quick comparison of your home’s energy usage against other similar homes in your area. You can easily determine if your usage is outside of the norm and then take additional steps like a full-blown energy audit.

An A/C unit is a big user of a home’s energy and a good audit can determine is the unit is working up to its specifications. If not – if the A/C unit turns out to be a major culprit in over usage of energy – then an A/C tune-up or a full replacement may be in order. While replacement is not an insignificant cost, many of our customers report that the benefits of much lower utility bills and increased home comfort make the whole process worthwhile.

For all of your home cooling and heating needs, and of course a full line of plumbing services, call on THE PUNCTUAL PLUMBER, Benjamin Franklin Plumbing –and HVAC – of Denver at 866-PUNCTUAL  or 303-340-3400.     

Benjamin Franklin Plumbing of Denver, which recently launched complete HVAC services to its roster of expertise, recommends an annual cooler check-up so you can “chill” all summer

 DENVER, CO, MAY 11, 2011 – Colorado has experienced a cool, dry spring, and today brought a cold mix of rain and snow to the metro area. But as everyone knows, the hot time of summer is on the way and pretty soon most homeowners will be relying on their swap coolers or air conditioners to beat the heat. The best way of ensuring these home cooling devices will work all summer in the coolest fashion – and a smart way to save money – is to have your heating and cooling technician perform an A/C or evaporative cooler tune-up.

 Whether it’s an A/C unit or a swap cooler, these machines are subject to leaks, dust and general debris buildup, and a tune-up and thorough cleaning will ensure they operate at peak efficiency. Many of the problems associated with home cooling machines can cause them to work harder than designed, which means they will use more electricity, costing more each month on the utility bill. Plus, a clogged or inefficient cooler simply won’t do the job intended, not only wasting money but leaving your home less than comfortable.

And a tune-up, of course, can find minor problems – like leaking refrigerant in an A/C unit – which the technician can easily fix; if left unattended, the motors in these machines can burn out leading to hundreds of dollars in repairs or even replacement.

Benjamin Franklin Plumbing of Denver, a leading metro area service provider for over 30 years, recently launched a new dedicated HVAC (Heating, Ventilation and Air Conditioning) service category to its extensive list of home plumbing solutions, bring on veteran HVAC man Steve Carlson to meet the needs of customers.  A fully licensed HVAC technician with more than 18 years of experience, Carlson says an A/C or swap cooler tune-up is the best preventative maintenance a homeowner can buy.

“We see people every day all summer long with cooling problems, and in most cases they are caused by lack of maintenance,” he says. “Most people just turn them off in the fall and turn them on next summer, and then wonder what’s wrong. A cost-effective tune-up will save money all summer on utility bills, and insure that the swap cooler or air conditioner will provide years of reliable service.”

Carlson, whose experience covers HVAC work in Denver and in Las Vegas, Nev., points out that the Colorado climate with its low humidity is perfect for an evaporative cooler. These dives, called “swamp coolers” in general parlance, use far less energy than air conditioning units because, rather than refrigerant compressor, they feature a small water pump and fans to generate the cool air.

In a swap cooler check-up, the technician makes sure the blower fan belt isn’t worn – replacing if necessary – and makes the proper belt adjustments to have it work as designed.  These devices also feature cooler pads, and they have a tendency to be caked with mineral deposits; replacing them with the proper pads, a very inexpensive proposition, also ensures proper cooler operation.

Additional swap cooler tune-up procedures include: cleaning the water pan (dirty water sends debris through the pump);  adjusting the water levels to the proper settings; checking the water lines (generally hoses) to see how they survived the freezing winter, and unhooking them and blowing them out to ensure there is no debris build-up; checking the pump itself for proper operation; oiling the fan bearing; and, inspecting the entire unit for rust or debris like leaves and pine needles that can collet in the unit.

While air conditioning is essential in humid climates, many Colorado homeowners have opted to install whole-home air conditioning units for their homes. The good news is that A/C  in Colorado, since it doesn’t have to fight the humidity found in other parts of the country, is a very efficient means of cooling a home.  Once again, an annual tune-up will make sure the A/C operates at peak performance for years to come.

During the tune-up, the HVAC technician will:

•       Check for proper refrigerant levels. If low levels are found, which could indicate a leak, the technician needs to make the repairs immediately; if there is a leak, it could lead to a blown compressor, the most damaging and expensive repair on any A/C unit. Fortunately, most leaks are minor and easy to fix.
• ·       Check all electrical components, controls, temperature setting, etc., to ensure they are working properly, and make any adjustments called for. Thermostats generally need to be recalibrated periodically.
• ·       Clean evaporator and condenser coils. Like those coils on the back of a refrigerator, dirty coils on an A/C unit reduce both the energy efficiency of the unit and its ability to cool to peak performance.
• ·       Oil motors as needed.
• ·       Check the condenser for any possible problems.
• ·       Check, clean, and/or replace all the filters – it’s probably wise for a homeowner to watch this step as it is wise to clean the filters every month during the peak operating season.

With very little expense, an annual swamp cooler and air conditioner tune-up will pay for itself each year in lower bills, not to mention keeping your home as cool as can be and not presenting any heated problems. And it’s best to get it done as early in the season as possible because all of those HVAC technicians will be out in force and busy later in the summer when the poor souls who didn’t do a tune-up need expensive repairs.

 But not you – you can “chill” all summer long.

 For all of you home’s HVAC needs, summer or winter, and for a complete roster of expert home plumbing services, call Benjamin Franklin Plumbing of Denver at 866-PUNCTUAL, or visit the company online at http://www.benfranklinplumbingdenver.com/

It’s been a long, cold, lonely winter – especially for home plumbing systems, and Spring is the perfect time for homeowners to do a basic check throughout the house and outside to make sure everything plumbing has weathered the storm.

A good Spring Plumbing Check of all of the plumbing systems in the home should take only an hour or so, and if everything is ship-shape it will offer peace of mind for the summer season ahead. If, on the other hand, some potential plumbing problems are present, it’s best to address them before they become full-blown plumbing emergencies.

Check all of the sinks and faucets in the kitchen and bathrooms:

·       Check all of the faucets to make sure they are not dripping. If there is a slow drip most likely all that is needed is to replace the gaskets, an easy task any homeowner can perform. Be sure to check the strainers and aerators that catch mineral deposits; just unscrew the tip of the faucet, remove and clean the strainer and replace.

·       Look in the cabinet underneath the kitchen and bathroom sinks. Take out all of that junk that collects under there (it’s a good time to clean it up anyway!), visually inspect the water lines for any signs of leaking or corrosion, and turn the shut-off valves for both hot and cold water to insure they are working properly and don’t leak when turned.

·       Ensure that all drains, especially in the tub and shower, have strainers to prevent hair, soap and debris from clogging the drain lines. Periodic cleaning of the strainers will improve and maintain proper flows.

·       Showerheads are particularly susceptible to mineral deposits. Now is a good time to remove the shower heads, soak them in vinegar overnight, and gently scrub any deposits with an old toothbrush to remove them. When replacing the shower head, use some “plumber’s tape” on the pipe screw to insure a leak-proof fitting.

 Check the toilets:

·       Toilets are a major source of wasting water in a home when not working properly; even a very slow leak or “running” could cost a lot of money on a water bill. Since many toilet leaks are almost undetectable to the naked eye, place a few drops of food coloring (preferably a dark color, like red or blue) in the tank; if there is a slow leak the coloring will appear in the bowl within a half hour. If there is a leak, generally all that is needed is a new flush valve or floater, relatively inexpensive parts easy to install and available at any hardware store.

 Check the hot water heater:

·       Look around the base of the hot water heater for signs of water. Even a slow leak will waste a ton of water and may be a sign that the heater is beginning to fail.

·       Make sure the temperature on the hot water heater is set for 120 degrees F to prevent scalding and to save on the heating bill.

·       Look at the serial number of the hot water heater – the first four digits indicate the month and year it was made. Electric hot water heaters generally last 10-12 years in good working order; up to 15 years for a gas heater. If the heater is aging, it’s a good time to consider replacing it. Newer hot water heaters on the market are much more energy efficient than older models, so there will be savings on the utility bill.

·       Hot water heaters have a “flush valve” on them, and it is wise to carefully drain several gallons from the tank to check for excessive corrosion and to flush out any sediment. A good flush each year can improve heating efficiency and lengthen the life of the heater.

Check major appliances:

·       Check the dishwasher, washing machine and icemaker supply hoses for bulges or leaks. Replace hoses showing signs of weakness or aging.

·       If the washing machine has a lint trap, clean it out. It is also wide to install a wire trap in the hose connector to catch sediment and deposits in the water from entering the machine.

·       Check all the connections on the disposer. Look for leaks or signs of corrosion on the water drain connections, and the linkages between the disposer and the dishwasher.

 Check floor drains:

·       Pour a gallon of water into infrequently used floor drains (in basements, utility rooms, laundry, etc.) to fill the trap and prevent odors from entering the house. Slow floor drains should be snaked to ensure they will carry away water quickly in the event of a flood.

·       If the home has a sump pump, pour a few buckets of water into the sump pit to see if everything is working properly. The pump should automatically turn on quickly, discharge the water and then shut off; if it doesn’t it the sump pump needs to be inspected by a professional.

·       If the home is in an area where sewers are prone to backing up, the installation of a backflow valve in the floor drain will prevent future backups.

 Check outside plumbing:

·       While it’s not plumbing per se, the condition of the home’s gutters and downspouts can have a marked impact on flooding. Make sure the gutters are cleaned of debris and that the downspouts are running fully and evacuate water away from the home as designed.

·       Houses have plumbing vent valves, generally found sticking up through the roof. If installed properly, they include wire mesh to prevent debris from building up, but they are great gathering spots for dry leaves and ice dams, and are favorite nesting spots for birds, particularly in the Spring. Make sure these vents are free of debris.

·       Check all outside faucets for signs of leaks or corrosion. Outside faucets take a beating in the weather, and they should be checked every year to insure they are working properly. Replace old faucets; most newer models are designed to withstand freezing next winter.

·       Turn on the outside faucets and check the pipes inside, in the basement or in the crawl space for signs of leaks. There may have been a crack in the pipes caused by winter freezing that doesn’t show up until the water flows again in the spring.

 Check sprinkler systems:

·       When the sprinkler system is turned on again for the season, check the back-flow preventer for signs of leak or corrosion, and also run through the cycles and check all of the sprinkler heads to insure they haven’t cracked or become clogged over the winter. Replacing defective valves and heads can save a lot of water.

·       Once everything else in the home and in the sprinkler system has been  inspected and shown to work properly, check the home’s water meter before retiring for the night and then again in the morning. If there has been an inordinate amount of water use overnight (there will be a little from ice makers and toilet use during the night), then there’s probably a leak somewhere. If it’s in the sprinkler system it may require professional intervention.    

 If a home’s plumbing system is, as they say, “in good repair,” chances are that checking all of these systems in the Spring will result in nothing more than the replacement of a few gaskets or washers. Plumbing, however, is a very dynamic system in any home and normal wear and tear quite often requires replacement of faucets and valves, particularly in older homes. Catching signs of potential problems early can and will save a lot of money in plumbing repairs, not to mention lifestyle interruptions and major inconveniences like flooding, so a Spring Plumbing Check is one of the best home maintenance chores a homeowner can perform.

 When the need arises for professional help, Benjamin Franklin Plumbing of Denver – serving the Denver metro are area for more than 30 years – stands ready to help. We can handle any plumbing task, from emergencies and minor repairs, to sewer scoping and even home remodeling projects. For all plumbing needs visit http://www.benfranklinplumbingdenver.com/ and call 1-866-PUNCTUAL. 

Launched in 2006, the WaterSense program marries water-saving practices with high-efficient appliances to produce significant water savings. Ben Franklin Plumbing of Denver supports WaterSense and provides additional water-saving services

DENVER, CO – As professional plumbers, we at Benjamin Franklin Plumbing of Denver make it our business to understand and help customers improve water efficiencies in their homes and in landscaping watering options.

It begins, of course, with making sure that water pipes aren’t leaking and that household plumbing appliances are working up to their full potential. After all, a toilet that leaks or constantly runs can waste as much as 200 gallons of water every day, and even a slowly dripping faucet can send upwards of 3,100 gallons of water down the drain needlessly each year. Beyond just the sheer waste of water involved, such seemingly minor plumbing problems – almost always very inexpensive to fix – these issues add a significant extra expense to the home’s water bill each month.

However, there are more aggressive water-saving measures that every homeowner can take to both save water and utility bill expenses, and it begins with an innovative national program launched in 2006 call WaterSense.

WaterSense is sponsored by the U.S. Environmental Protection Agency and brings together local water utilities and governments, product manufacturers, retailers, residential and commercial consumers, and other interested parties with the following goals:

· Decrease indoor and outdoor non-agricultural water use through the adoption of more efficient products and practices.

· l\help consumers make water-efficient choices, including differentiating between products and services in the marketplace and adopting simple daily activities that reduce water use.

· Encourage innovation in manufacturing.

· Establish and standardize rigorous certification criteria that ensure product efficiency, performance, and quality.

For homeowners, the ky aspect of the WaterSense program is the identification, purchase and use of WaterSense-labeled products in the home. These are products, such as toilets and urinals, showerheads, bathroom faucets and accessories (aerators, etc.), laundry washing machines, outdoor lawn and garden watering systems, and, soon, water softeners, that are designed to be highly efficient in water use compared to many other products on the market. To achieve the “WaterSense” label designation, manufacturers of such appliances must meet stringent efficiency requirements established by the program, and the devices must be installed properly to insure proper operation. Homeonwers using such appliances benefit from the water efficiency, lower water bills, and in many cases rebates and taxc credits from local participating water utilities and governments.

For instance, here in our community Denver Water is featuring the following rebates, obtainable by Denver Water customers who fill out a rebate application available at Denver Water or on its website ( http://www.denverwater.org/Conservation/Rebates/2011ResidentialRebates/) :

· Clothes washers – $100 rebate. Only models with WaterSense labels for 2011 qualify, and the list updates constantly (with some models removed from earlier lists which no longer qualify). Limit 1 clothes washer rebate per residence.

· WaterSense-labeled toilets that use 1.28 gallons per flush or less are eligible; limit 3 toilet rebates per residence per a 10-year period. The rebate is $75. Low-flow toilets (1.6 gallons per flush) do not qualify for rebate.

· Wireless rain sensors that connect to an automatic, in-ground irrigation system are eligible for a $50rebate. They must be WaterSense labeled and there is 1rain sensor rebate per residence.

· Rotary sprinkler nozzles, WaterSense labeled, can bring a $5 rebate per nozzle. Eligible models include Hunter MP®, Rain Bird® and Toro® Precision™ rotary nozzles. Minimum purchase is 4, maximum is 100; one-time rebate per property.

· Weather-based smart controllers on the approved list qualify for a $100 rebate. Limit 1 weather-based smart controller rebate per residence.

There are various other rebates and incentives available for a variety of water-saving appliances, and the professionals at Benjamin Franklin Plumbing of Denver can assist customers in identifying the models, installing them properly, and even with all of the requisite paperwork.

For more information on water efficiencies in your home and the entire EPA WaterSense program visit www.epa.gov/watersense.

And when it comes to plumbing needs throughout the Denver Metro area, call the professionals at Benjamin Franklin Plumbing of Denver at 1-800-PUNCTUAL. Serving the community since 1978 (first as Deer Creek Plumbing then, since 2005, as Ben Franklin Plumbing of Denver), the company offers a complete array of home plumbing services for every room in the home, as well as sewer line maintenance and repair, boiler service, tankless hot water systems, and even home remodeling projects. Visit http://www.benfranklinplumbingdenver.com/denver-plumbing-services.php for complete details and exciting specials.

Benjamin Franklin Plumbing of Denver shares over 30 years of experience in unclogging drains

DENVER, CO – Few troubles in the home are more vexing – or for that matter more common – than a slow or clogged drain. Such a blockage limits the ability of everyone in the home from using the sinks, basins, tubs, showers, disposers, dishwashers and laundry washing machines as intended, and can put a crimp in the lifestyle you’ve come to expect from you plumbing. Worse, a clog that backs up water into the pipes and the basins can quickly begin to smell, causing a further disruption of household routines.

Here at Benjamin Franklin Plumbing of Denver, more than 30 years of experience serving the Denver metro area with professional plumbing services has taught us that most slow or clogged drains are relatively easy to open up. The primary causes are the build-up of hair, dirt and cleaning supplies like soap, dish soap and shampoo, and then also, particularly in kitchens, grease and food particles. We’ve prepared a list of the Top 5 Ways to Clear a Clogged Drain as a guide to simple drain cleaning and maintenance.

Occasionally a blockage that causes a back-up of foul water and sludge into a basin or toilet is caused by a more major blockage somewhere down the line. It could even be a blocked sewer line that is clogged with sludge, paper and tree roots, and in these cases it is best to call in a professional like Ben Franklin Plumbing. Using a sewer scope, we can diagnose a major blockage before deciding on the proper remedy, and potentially save homeowners a lot of time and expense in unnecessary procedures.

Of course, with any drain cleaning method, even those using common household products, caution should always be exercised as you are dealing with chemical and chemical reactions that can be toxic, or harm eyes and skin. It is always recommended to wear safety glasses, gloves and long sleeves and pants when cleaning a drain.

Top 5 Ways to Clear a Clogged Drain 

1)     Low-impact drain cleaning. This is “The Plumber’s Secret,” and it can unclog a large majority of common household drains and nearly all of the slow-moving ones. Pour 1 cup of baking soda down the drain followed by 1 cup of hot vinegar (heat it up in the microwave). Wait about 5 minutes and then flush the drain with 2 quarts of hot water (you can use the hot water tap, or for even better results heat water in a tea kettle and pour that in the drain). This whole process may need to be repeated two or three times to get the desired effect.

2)     Household remedy #2. This procedure is for drains that don’t respond to Step 1), and is particularly good for drains in kitchens and kitchen appliance that are subject to extra build-up of grease. Pour 1 cup of baking soda and 1/2 cup of table salt down the drain. This mixture should be allowed to sit in the drain and work its magic for several hours, even overnight. After waiting the appropriate length of time, flush the drain with 2 cups of boiling water (again, the tea kettle works well). This also can be repeated and further you chances for success.

3)     Chemical drain cleaners. These are readily available at any hardware store, home improvement center, and even supermarkets, and they are marketed under brand names that almost everyone has heard of. They generally come in either liquid or crystal form and can be very effective in removing the kinds of things that most commonly clog drains. The downside of chemical drain cleaners is that they are high toxic and can cause skin rashes and burns and do damage to the eyes. In addition, since chemical drain cleaners are by nature caustic, they can also cause damage to pipes and pipe fittings and exacerbate the problem.

4)     Hangers and drain snakes. Sometimes a particularly tough clog needs a little help to dislodge from the pipe, and in these cases an ordinary wire coat hanger and/or a drain snake, or augur, may come in handy. First remove the plug and trap usually found in sinks and tubs (particularly in the bathroom, and try reaching a clog by twisting and uncoiled coat hanger as far down in the drain as you can or is necessary. Hand-held augurs, which come with a crank, will generally go farther down in the pipe and may be a good choice. The downside of both of these methods is that the metal in the coat hanger and the augur can damage the pipe, even poke a hole in it, so be prepared with a bucket under the sink or basin to catch seeping water. Of course, if the pipe is damaged, then you have a different problem

5)     Plunging. We are all familiar with the modern plunger when it comes to opening up a clogged toilet, and almost every household has a plunger or two. They can also be useful for opening up clogged or slow drains in sinks, basis, tubs and showers. Make sure to cover the overflow opening in basin or tub with wet cloth (Kitchen sinks don’t generally have an overflow vent, but when working with side-by-side sinks, you’ll have to plug up the other basin. Also, in some home there are bathrooms back-to-back on the same drain, so be sure to plug the other sink). Fill clogged basin with enough water to cover head of plunger, and coat the lip of plunger with petroleum jelly to create better seal. Place the plunger over the drain opening and pump it up and down. Just like in the toilet, eventually this force will create enough water pressure to dislodge the clog in the drain pipe.

We professional plumbers also recommend that homeowners perform simple and regular drain maintenance that will go a long way in helping prevent clogs in the first place. For regular maintenance, the baking soda/vinegar procedure outlined in Step 1 above is best, as it is low risk and can clear a clog before it starts to collect. Do this every week or so, particularly in heavy use sinks. For kitchen drains and particularly disposers where grease builds up, you might want to add in a little salt as in Step 2 above.

When you need the services of a professional plumber, please give Benjamin Franklin Plumbing of Denver a call at 866-PUNCTUAL and visithttp://www.benfranklinplumbingdenver.com/ for complete information.

If water pressure in your home is low only on the hot side, then the culprit is most likely to be found in and around the hot water heater.

DENVER, CO – As licensed plumbers serving the Denver metro area for more than 30 years, Benjamin Franklin Plumbing of Denver has seen and repaired just about every plumbing problem imaginable, from the simple to the most complex. One of the more interesting calls we get quite often is the issue of low water pressure in a home’s hot water only.

Poor water pressure, particularly when it happens all of a sudden or relatively quickly after years of proper service, is a plumbing issue we deal with all the time. There could be any number of causes, from a change in the municipal system’s pressure or a local main break, to clogging of the home’s internal piping systems, a problem we most often see in older homes with galvanized pipes.

But to lose water pressure just in the hot water side obviously suggests a link to the hot water system in the home. If the problem is localized – like one shower, sink or in the washing machine – then the problem is most likely in the fixture or the local pipes feeding the hot water to that fixture. We see this happen most often in areas where the local water (or well water) supply is highly acidic or “hard,” containing a higher degree of minerals. You can kind of spot this problem, especially on shower heads that get a build-up of white staining. Pressure can often be restored by simply cleaning out the showerhead with a solution of vinegar and warm water (sock the head for a few hours), or in sinks by cleaning out the internal aerators generally located at the tip of the faucet.

If that doesn’t work, you might have to do a little fixture repair. In single handle faucets, turn off the shut-off valves for both hot and cold water under the sink, remove the handle, remove the handle, loosen and remove the retaining collar, pull the ball cartridge out, and remove both washers and springs from the faucet. Place a glass or cup over the faucet and turn the hot water on and off several times, and while you’re at it, flush the cold side as well. When you reassemble the faucet, most likely everything will be okay.

In washing machines, the two water lines are attached to a water inlet valve on the back of the washer, and where the hose is attached there is a screen to catch any debris. Shut the water off on the hot side, remove that hose, and carefully pry the screen out of the valve with a small screwdriver, clean it and reinstall. Sometimes the hoses themselves will also have screens in the head with the screw connector, and these can be cleaned as well.

Of course, localized water pressure problems are the easy ones.

If there is a lack of hot water pressure to all fixtures in the house, then probably the problem is in or around the hot water heater. The hot water pressure in the home is basically determined by the cold water pressure. Water should enter the hot water heater at the same pressure it leaves to go throughout the home. If it doesn’t then the problem is somewhere in the hot water heater, the valves coming from the hot water heater or in the pipes.

As we mentioned earlier, some older homes have galvanized pipes and these tend to corrode over time. Unfortunately, about the only solution that works is to replace the pipes. We replace a lot of pipes in older homes for this reason.

However, low hot water pressure usually has to do with something in the hot water heater. Tank heaters build up a lot of sediment over the years, and there could easily be a blockage caused by loose rust or debris. Those in the know recommend flushing – not just draining and refilling – hot water heaters every three months as part of regular maintenance, but if you are like most people the chances are pretty good you have never done this. Ben Franklin Plumbing does, of course, offer hot water heater flushing service, but if you are a DIYer you can attach s hose to the water heater drain valve, run it outside, turn the drain valve on and let it run a while. If there is a blockage, the water will probably run red for a while and then when it clears the blockage is probably gone. Shut the valve off, drain the water heater, and all should be well.

There could also be a problem in the water shut-off valve coming out of the hot water heater going into the house. This valve may say “open,”  but it may be broken and need replacing. You’ll have to shut the water off leading into the hot water system, drain the tank, then remove and replace the out-going shut-off valve.  Like all plumbing projects, this requires a certain level of skill and know-how.

And then, of course, the source of low hot water pressure just may be an old, worn-out hot water heater. After a while, especially if regular maintenance wasn’t followed, a 40-gallon water heater tank will be so built up with sediment that it really has a 20-gallon or less capacity, and this can effect water pressure. The solution? Get a new water heater.

Ben franklin Plumbing can provide any of the services mentioned in this post, and we always guarantee our work.

One of our best recommendations on the hot water side of plumbing these days is the replacement of your tank water heater with our exclusive GoHOT tankless hot water system. These systems provide endless hot water since they heat it on demand, use far less energy because essentially they are off until needed, and with our expert installation service all water pressure issues will be addressed and guaranteed.

Visit our website for more details on GoHOT tankless hot water systems at http://www.benfranklinplumbingdenver.com/tankless-water-heaters.php. And go to our home page http://www.benfranklinplumbingdenver.com/ for a complete rundown of all of our plumbing services, experience and commitment to our customers.

Air in the pipes, water hammer and jackhammer noises, even squeaking can be caused by any number of plumbing issues large and small, says Benjamin Franklin Plumbing of Denver. Here’s a primer on the more common noise problems

Everybody calls the plumber when a pipe bursts or something else in the plumbing system fails, but many of the customers of Benjamin Franklin Plumbing of Denver also often happen to mention on our service calls that their water pipes “make a lot of noise.”

Noisy pipes are relatively common, particularly in older homes. After all, the plumbing s a dynamic system, with water rushing throughout the home under a good deal of pressure, and there is a ton of power in all of that. The pipes don’t have to be noisy, though, and while some noise is just annoying, persistent noise from water pipes can be a sign of a problem that can range from the simple – a worn out washer – to the serious – a blocked pipe that could burst.

Our professional team of licensed plumbers can, of course, find the source of the problem and fix the noisy water pipes. But we thought you just might want to know what’s going on when “the pipes, the pipes are calling,” as it were, with apologies to our Irish friends.

One of the chief causes of water-pipe noise is air in the pipes, which can cause the pipes to give off a vibrating sound or even short bursts of banging not unlike a machine gun in a gangster movie. The problem is that air gets trapped in the pipes, especially in high points in the system that can be difficult to eliminate. Air trapped in pipes can be fixed by flushing the line or putting in a p trap (A p-trap is comprised of a tailpiece, the curved trap piece, and a drain elbow).

Air trapped in pipes is often mistaken for another of the chief causes of noisy pipes: banging, or what is known as “water hammer.”  This can be a loud bag when a faucet is turned on or off, or a series of bangs lead by a big bang and then “echo bangs.” However, if the bang happens when a faucet or valve is opened, it is most likely air in the pipes. If, on the other hand, if the bang comes when you turn water off or the washing machine or dishwasher changes cycles, then it’s probably water hammer.  To fix this we usually recommend the introduction of air chambers or the installation of water hammer arrestors.

Often our customers hear rattling or pipes banging around or squeaking in certain places in the home, and this could simply be a result of the pipes not being secured to the wall or ceiling properly and needing nothing more than tethering or strapping down. It can also be caused by the pipes expanding and contracting due to temperatures of the hot water or air, and then rubbing against one another or against adjacent wood of access corridors. The fix here is to space the pipes better and restrap them, or to widen the channels where the pipe travels.

A plumbing phenomenon called jackhammering – rapid-fire sounds not unlike a drum – could be a sign that the solenoid fill valve in a dishwasher or washing machine is worn out and needs replacing. Obviously, this is most often heard when an appliance is running.

When the pipes hum, moan, shriek or whistle, this suggests that there is an obstruction in the pipe that is at some point creating higher-than-normal pressure. The fix could be something easy like replacing a worn out washer, or something more complex like draining a high-pressure flushing of the system, or part of it, or even replacement of some or all of the water pipes.

Of course, it if’s just running water that you’re hearing, we have found it is generally one of two things, both easily remedied: 1) a toilet with a leaking flush valve, and, 2) someone has left the hose on outside by mistake. It could also be something more serious, like a broken valve in a sprinkler system.

Benjamin Franklin Plumbing of Denver, which is family owned and has been serving the metro area since 1978, an help you solve any of these noisy pipe issues, as well as the full complement of plumbing services from emergencies to remodeling projects. For more information visithttp://www.benfranklinplumbingdenver.com/ and call 866-PUNCTUAL.