Water Precautions

Water Damage Precautions

The following is our comprehensive list of precautions and recommendations, based on many past water disasters.  They are also posted on our website under Tips & Q&As – be sure to review.

We strongly recommend that each Homeowner implements all the recommendations listed below.

GENERAL RECOMMENDATIONS

Main water shut-off valve:

1. do you know where is your main water shut-off valve in case of an emergency, and how to use it? Speak with your plumber, or contact our Superintendent for a demonstration;
2. And while at it, is it the ‘turn’ style or a lever valve? Turn valves are prone to leaking and more so as they age. Have your plumber replace as needed.

Leak detection sensors:

1. Leaks that occur when nobody is home can be the most catastrophic. When leaving the unit unoccupied for an extended period of time, shut off the main water supply, and turn off the air conditioner and hot water tank;
2. Leaks can be detected using smart leak detection sensors that will notify your mobile phone when they detect moisture, and can be accompanied by an automatic shut off valve;
3. A low-tech solution: battery-operated water sensors that make a loud alarm sound when water is detected;
4. Whichever sensors you use, they should be placed by any water fixture and appliance: by every toilet, under every sink, and by washing machine, hot water tank, and furnace.

Water Pressure Reducing Valve:

1. High water pressure can put stress on weak links in your pipes and cartridges in plumbing fixtures, increasing the chance of leaks or failure;
2. The water pressure that is supplied to the villasby the Plainview Water District is ~100 psi whereas a normal psi for a home is between 30-80;
3. A pressure reducing valve should be installed by your plumber on the main line to bring your pressure down to a recommended 60-70 psi.

ADDITIONAL RECOMMENDATIONS

Washing Machine:

1. It is recommended that steel braided water hoses be used in place of the traditional/original rubber hoses;
2. If you still have rubber hoses (why?), they should be changed every 5 years;
3. If you haven’t done that yet, install a shutoff water valve by the washing machine and keep it in the OFF position except while doing laundry!
4. If you have stacked washer/dryer, such as in most Dorset units, install an access panel for easier service of the machine.

Hot Water Heater/Boiler:

1. Water heaters generally have a lifespan of about 7-10 years and should be replaced within that timeframe. Check with your manufacturer for their recommended lifespan and warranty;
2. A drip pan should be installed under the water heater and place a leak sensor inside the pan. Automatic shutoff valves can accompany these sensors if your water heater does not have it already;
3. When replacing the tank, you may want to consider installing a smart tank that has a leak sensor, notifications, and auto shut-off function;

Heating & Cooling System/HVAC:

1. Filters should be changed every 1-3 months to ensure optimal operation of the unit, and to lower the amount of dust that enters the A/C condensation line, which may result in leaks;
2. The A/C’s condensate drain is a common problem when not regularly maintained. Make sure your licensed HVAC contractor services your unit at least annually, including clearing (vacuumed or blown out) the condensate line to prevent clogs;
3. Installing a drain pain under the unit is highly recommended;
4. A relatively inexpensive shut-off switch can be put in the drain pan that will cuts power to the unit when moisture is detected – discuss with your HVAC contractor.
5. Dorset Homeowners: consider installing a condensate pump. This is a safer alternative to the typical shared gravity drains.

Copper Water Pipes:

1. Unfortunately, Plainview has an issue with pinhole leaks in copper water lines. It is recommended, whenever reasonable, that all copper pipes be changed to PEX. These pipes will not form pinhole leaks.

Winter Preparations:

1. When the weather drops below 18-20 degrees Farnheit, leave a faucet dripping to prevent costly pipe freezes;
2. Turn off the shut-off valve to your outside spigot/faucet but leave the spigot/faucet itself open a tad to avoid freezing. In the Dorsets, the shut-off valve to the outside spigot/faucet is typically located under the sink in the hallways bathroom;
3. Some Dorsets have their main water pipes running through the attic space, which is not insulated and subject to freezing. These pipes should be checked to make sure they are properly insulated, including a heat wrap installed on them – check with your licensed plumber;
4. If you live in a unit with an unheated basement, you may want to avoid freezing pipes by applying a heat wrap and/or heating that space to at least 55 degrees – speak with your plumber or electrician.