Seasonal Tips
Winter
Shut off water to the outside hose bibbs (faucets). If there is not a shut off then insulate piping and hose bibbs (faucets) by wrapping with insulation. Remove all hoses from outside faucets.
Insulate all piping exposed to low temperatures (attics, garages, outside walls) with heat tape. If temperature falls below 25 degrees then leave all faucets (hot and cold) dripping very slowly.
If residence is unoccupied and unheated in winter months, the main waterline should be turned off and all faucets opened to allow pipes to drain. Pour antifreeze in all drains and in toilets (one cup for sink drains and three cups for shower and toilet drains).
To keep pipes from freezing in cases of extreme cold, raise the temperature in the house and open vanity and kitchen cabinets to increase air circulation to the pipes.
Spring
The advent of spring brings budding trees and expanding roots, which may try to grow into your outside sewer line. Roots absorb water in the growing cycle and most times they find that water by growing through a crack in a sewer pipe. Once inside the sewer line, the roots spread and eventually cause the blockage of water in the plumbing system. Drain cleaning equipment can clear small roots, but after many years, the sewer may need to be replaced.
Summer
Heavy summer rains can make the ground resettle causing the outside water supply pipe to pull apart at the house foundation and leak into the ground. This may cause basement flooding.
When you are away overnight (or on vacation) shut off water to the house at the main valve. If your water heater has a vacation setting use that instead of shutting off the gas to the heater.
Fall
Fall brings cool outside temperatures, which cool the temperature of the water coming into the house. Many times this can cause an old water heater to crack and leak.
Annual visual inspection of any water heater that is over five years old is highly recommended. The temperature and pressure relief valve that is located at the top of the heater should also be checked to assure that water is not dripping from it.
Also check for any rust on the bottom of the water heater, as this indicates water leakage and usually means that the water heater needs to be replaced.
As the water cools in the fall, older galvanized pipes may leak due to the expansion and contraction of pipes from changing temperatures.
