Keep your home clean and your family safe! If your “Temperature/Pressure safety relief valve” is leaking, Call (503) 719-4015 and speak with the experts at Sutherland Plumbing today!
Is your Water Heater’s “Temperature/Pressure safety relief valve” dripping or leaking?
If so, it’s doing it’s job and trying to tell you, no it’s screaming at you:
“Houston, we have a problem!”
Most often the drain pipe and valve connected to the water heater runs right off the top or side of the heater and is open-ended just above floor level.
Don’t let anybody tell you that simply changing the safety valve will solve the problem. There’s very likely a larger core issue at hand causing the above mentioned symptom. Like excessive water pressure and/or trapped thermal expansion. Thermal expansion refers to a basic law of physics: anything that increases in temperature increases in size. The water inside your plumbing system is no exception. Trapped thermal expansion is a problem. The hot water has nowhere to expand to, so it takes the path of least resistance – you guessed it…leaking out of your safety valve often right onto the floor 😦
Fortunately there are specific remedies that work great to solve the problem and the plumbers at Sutherland Plumbing, LLC are experts at it!
Keep your home clean and your family safe! If your temperature/pressure safety relief valve is leaking – Call (503) 719-4015 and speak with the experts at Sutherland Plumbing today!
I can’t say enough good things about working with Sean from Sutherland Plumbing. About a year ago I did a bunch of work on a rarely-used bathroom, including having the shower valve replaced. Once that shower started to be used regularly, a leak showed up in the form of a damp spot on a lower level ceiling and an unpleasant smell! I needed to get my house ready to rent in a short period of time and contacted Sutherland Plumbing based on Yelp reviews.
Sean showed me exactly what was wrong, which is that I’d been taken advantage of by the plumbers who did the initial replacement and they did a terrible job. Sean was able to fit me into his schedule later that week to replace it, which I appreciated because of my time-frame.
Not only did he do a great job on the shower valve, but when he came to ask me a question and found me struggling to install a door, not only did he jump in to help and provide advice, he also fixed my front door so that it closes more easily, realigned the sink tap so that it shuts off properly, as well as replaced some light bulbs I couldn’t reach. I mean, COME ON! Who does that? Sean, that’s who. Sutherland Plumbing, please hold onto this one, because you made a customer for life!
As the weather heats up, more and more people are using their garden hoses & outdoor hose faucets. This means many more service calls to fix “dripping” hose faucets. While some of these service calls require some specialized skills and materials to repair – many times all it takes is a basic hand tool like an adjustable wrench…
…and a few seconds to remedy.
Most outdoor hose faucets have what’s called a “packing nut.” It’s common after several dozen times of turning it on and off the packing loosens causing a slight drip. Sometimes if left unattended it worsens over time and drips or leaks profusely. You may be able to save yourself a service call by attempting to tighten the packing nut, just remember “right to tight & left to loose.”
Adjust your wrench or pliers to fit around the packing nut of the faucet – usually no more than a quarter to a half turn does the trick.
There, you’re done!
Take the money you would have given the plumber (to drive out a big truck full of equipment) to do the same job and go out to a nice dinner!
“We’ve all been there. The water tank is emitting a strange gurgling sound and we know something’s not right. We call the plumber and pray that the house hasn’t become Niagara Falls by the time he arrives. We wait on tenterhooks, anxiously watching the clock. Finally, the doorbell rings and there he is. We’re so relieved we want to kiss him.
Instead we get a hold of ourselves and usher him up to the attic. Using wrenches and pliers and working by flashlight, he emerges some time later, t-shirt soaked with copper-colored grime, and pronounces the job done. Oh the joy of having running water once more!
We take a look at 17 Emergency Situations When You’ll be Glad You Know a Plumber – and express our gratitude to all those nifty plumbers who keep our modern conveniences in good shape.”
When is the last time you took a good look at your water heater? If it has any characteristics of the one found in the picture below (or it is 15+ years old) it is a ticking time bomb! This water heater absolutely flooded our clients’ home causing untold thousands of dollars in damage! The tragedy is they said: “…yeah I’ve been looking at that for the last seven months I knew I should’ve gotten a new one…”
Waterproof rubber rain boots are for outside in the rain, we had to wear ours during this entire job to keep our socks dry while standing in the living room!
Mention this post and receive a $25 discount towards the installation of a new water heater!
I contacted Sutherland Plumbing via their website on Sunday because I’d noticed water draining continuously from our yard into the storm gutter. Ti sent me a text that evening and we arranged for a visit on Monday afternoon. He diagnosed the problem as a leak in the water line from the street to the house and recommended replacement given the age and quality of the line. Ti said he would send a quote that evening (which he did with a very detailed description of the work and pricing) and that they could schedule the work for Thursday. I approved the quote electronically, their scheduler confirmed and Ti was there with his team as planned at 8am on Thursday.
This is a long review, but I want to provide an overall sense of the exceptional quality of Sutherland Plumbing. Communication was quick and easy at every step. Quotes were detailed and options clearly spelled-out so there were no surprises. Pricing was very reasonable given the quality of the work, including a couple of extras at no charge. Landscaping in the area of the job looked as good, probably better than it did before they arrived.
The work looks professional at the curb and in the garage and there were no issues with permitting or the city plumbing inspector. We also had our kitchen faucet replaced while the team was here, with the same level of quality and attention to detail whether the job is large or small.
Based on my experience with Ti and his team, I highly recommend Sutherland Plumbing!
“Do you know how, or more importantly where to shut-off the main water supply to your home?”
After 20 years it still surprises me that many (in fact most) clients don’t know how to go about turning-off the main water supply to their homes!
Every home should have a readily accessible, functional main water shut-off valve. The fact is, many times the valve is concealed, not easily accessible, non-functional, all of the above or missing altogether! Regardless, here’s a pretty sure-fire way and backup plan to get your water shut-off quickly in the event of an emergency:
1) Locate and know where your water meter is located, typically you can find it near the curb or sidewalk in front of your house.2) Open the lid to look inside. Not all lids are the same. Sometimes it’s necessary to remove the entire cover to see the meter or to access the shut off valve inside.3) There are a couple of ways to turn the valve. Ultimately you’re trying to line up the two circles, about a 1/2 turn clockwise. There’s a tool made that goes by a few different names, the most common of which is “Meter Key” sold at just about every home center and hardware store. Expect to pay somewhere between $10.00 – $30.004) You might have some hand tools laying around that may work in a pinch. Namely a crescent wrench and something long, narrow & ridged like a screwdriver. See the illustration below on how to use these common hand tools to do the job in place of a “Meter Key.”It would do you well to familiarize yourself with the “how to” described here.
I can usually tell if a client has lived through a plumbing emergency or catastrophe by their knowledge of where & how to turn-off the main water supply. One family I met recently had a bright red meter key conspicuously hanging on two nails in the garage. My client told me about a nightmare experience they had in the past, wherein a toilet supply line had ruptured and nobody knew the first thing about getting the water shut-off! The water line leaked several hundred, maybe thousands of gallons of water into the house before the water was shut-off by a responding emergency plumber. Besides the expense of the emergency service call, they now faced not only the repair of the broken toilet line (the least of their worries), but thousands of dollars in restoration repairs and a hefty insurance claim. The client went on to say that now everyone who lives in the house (including their 7 year-old) knows what the meter key is and how & when to use it!
Ti Sutherland – Master Plumber,Sutherland Plumbing.
See the picture below. If you came home to find a notice like this on your door you’ve got questions and understandably some concerns.
If you receive one of these notices at your home and are not sure why – Call (503) 719-4015 and schedule an appointment with the experts at Sutherland Plumbing, LLC.
Relax, this is routine and quite simply the water company attempting to notify you that compared to your average usage, it’s gone up exponentially. Although there are many reasons that can factor into this, we’ll share with you here the top three reasons that most likely exist (Based on 20+ years of field experience).
1) Your main underground water service pipe leading from the water meter to the home has sprung a leak and is leaking into the earth. Your options are to repair or replace. There are pros & cons to both options and the solution will vary depending on your budget & expectations. Generally speaking: repairs can end up as expensive temporary band aids while a proper replacement will ensure decades of trouble-free service. Contributing factors include, but are not limited to: the age & material of the existing pipe and the location & depth of the leak.
2) The irrigation (sprinkler) system is leaking. If connected properly, your sprinkler system “T’s” into or off of your main underground water service pipe. The sprinkler system then runs through an approved back-flow preventer and then goes off to serve the various zones or sprinkler heads.
3) A malfunctioning or “running” toilet is draining excessive amounts of water down the main sewer drain. Second to this is a faucet that is continuously dripping or leaking. This cause of excessive water usage is the least likely prompting a notice of increased water usage. (Again, this based on our experience.) It’s our contention that if a faucet was dripping and/or a toilet was running enough to prompt the notice – you’d probably know about it! Generally when a faucet or toilet is broken to that extent, people are aware & set-out to get it fixed before a whole billing cycle comes and goes!
You have options and choices either way. Dozens of times we have visited a homeowner expecting to spend hundreds or even thousands of dollars only to find that simply turning off the sprinkler system will stop the leak and buy some time to get control of the situation rather than the situation being in control of you!
If you receive one of these notices at your home and are not sure why, Call (503) 719-4015 and schedule an appointment with the experts at Sutherland Plumbing, LLC.
While you’re waiting for one of Sutherland Plumbing’s top-notch technicians to arrive and repair your leaky faucet – put a bucket under the faucet to catch the drip. There are more than a few things you can use the water for: flushing toilets or watering plants are just a couple. The possibilities are endless!
To flush a toilet with a bucket of water, expeditiously pour its contents straight into the bowl. Remember – you’ll roughly need as much water in the bucket as is in the tank. So if you have an older non-efficient toilet, it’s likely you’ll need around 3 gallons to empty the toilet bowl of its contents. A newer, more modern water-saver toilet only requires 1.6 gallons or less.
What are you doing with an old toilet that wastes water and money anyway? When the Sutherland Plumbing technician arrives, remember to tell him that you need an upgrade!
We carry as regular stock premium, high-efficiency 1.28 gallons per flush toilets on our trucks. Call Sutherland Plumbing today!
You can temporarily make good use of water from leaky faucets, but it’s best to call the experts at Sutherland Plumbing before the issue gets worse. Call (503) 719-4015 and have the issue resolved as soon as possible!