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How to Avoid a Plumbing Emergency

How to Avoid a Plumbing Emergency

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How will you know when your water heater bursts, your sewer backs up, or something has chewed through a pipe to cause a flood?  Most times, we find out by stepping off the last basement step into a pool of water.  By then the water has moved through your lowest level and started seeping into real property and you’re probably about to get onto a first name basis with your insurance adjuster.  Is there a better way?  You bet!  We’ve got a product that will be watching for your plumbing emergency, and what will alert you that your water needs to be shut off!

40% of homeowners will experience a flood in their lifetime and 60% will experience some type of burst pipe. Often times these pending disasters have been brewing for weeks without their knowledge.  Plumbing emergencies rarely happen when we’re looking, and typically don’t make enough noise to draw our attention.

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What’s the cost of a flood?

The cost of a flood is high.  First there’s the deductible. My policy has a water damage deductible of $2500.  Not to mention, many policies, if you read the fine print, have an extensive list of limits and exclusions.  Let’s remember as well, that when you have a loss you’ll have increased future insurance premiums.  My friend calculated that their water loss cost them $15,000 above what the insurance covered.

For as little as $1250 for a basic installation (as this blog is written!), you can get an emergency water shut off system.  There are several on the market, but the one we prefer is Popular Science 2018 winner, Flo by Moen.

FLO by Moen (3/4″) Backed by years of product development and industry leading technology, Flo by Moen detects and stops leaks. From your toilet, shower or faucet, to the pipes in your foundation and behind your walls, this smart water valve monitors all of them so there’s no surprises on your water bill or catastrophes when you come home from vacation.

  • Monitors your daily usage.
  • Allows the user to set water consumption goals.
  • Real, human telephone support if you need assistance with set up or operation.
  • Texts, emails or phones the user when an alert is triggered.
  • If you’re on vacation (Attention all you Snowbirds) and no amount of water use is expected, set the system to “AWAY” to ensure any break is not attributed to use; someone running a bath, for example.
  • Integrates with home automation systems (Alexa, Google).
  • FloProtect App subscription with enhanced features is $5USD/month.
  • Available locally through R&B.

The Flo is great for the engaged and passionate water police, but also doesn’t complicate the app with these extras unless you want to buy the subscription. We like that it has some excellent options for those who are less tech savvy as well, like the real person factor and the Snowbird Switch.

Why Use an Emergency Water Shut Off System

The advantages of any emergency water shut off systems go further than just preventing loss. They can also give you eligibility for reduced insurance rates with typical discounts of 5-10%.

How to Choose the Right Unit (and avoid the cost of emergency plumbing)

The good news is this, there is no bad decision unless you decide not to make the choice! Emergency plumbing services are stressful and costly at the best of times. Avoid emergency situations before they arise by taking preventive measures to protect against flooding and leaks.  To get a free estimate for your home and protect yourself from damage and inconvenience, contact us today.

CONTACT R&B FOR MORE INFO

For more information on what an annual service and safety check actually entails, call R&B today.  And if you’re a recipient of our quarterly newsletter, be sure to look for your discount offering.

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Drain Cleaning

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If you’re a homeowner, right now drain cleaning for your storm sewer is probably the furthest thing from your mind.  In fact, you’re probably really enjoying your garden right now.  Maybe you’ve spent a weekend raking out the winter and it’s looking pretty fresh.

 

Now take a moment to consider what’s going on beneath the surface.  Some of the debris you just raked out from under the foundation plantings – just like what’s in your gutters – has likely also found it’s way into your storm sewer.  While that’s not a big deal right now when the weather is mostly great, it will be a huge deal in six months.  Let’s flash forward to the fall, when the leaves drop again, and the plant roots have spent a luxurious summer season finding standing water in there and filling out that moist space that may already be filled with some high-grade composting material from the previous winter… yes you get the picture.  Your storm sewer is quietly filling up.

 

If you have a property like that, you may require some annual maintenance, or if you’ve had problems in the past (unlike mutual funds) it’s a good indicator of the future performance!  In that case, yearly inspection and drain cleaning is advised.

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Enter Drain Cleaning

If you think you need drain cleaning, don’t wait until it rains!  The best thing is to get out in front of it on a dry day with a camera.  Why dry?  The camera will tell us what’s in there, but only if we can see it.

Is Drain Cleaning DIY?

While DIY drain cleaning is not always possible due to the equipment required, there are several things that homeowners can do to reduce the frequency and even the cost.

  • Keep drain grates clear so debris doesn’t wash down into pipes.
  • Know where your clean-outs are. Clean-outs are access points that can be opened to allow for an auger or other machine to clear the lines.  They are usually white (although they can be other colours) and have a large square nut on a plastic cap.
  • Sewer clean outs are often inside the home. They can be located under sinks, in cupboards, in basements, in walls, closets in various sizes depending on their use.
  • The ones for your storm sewer when present will usually be located outside.    An informed homeowner can save time and money by directing technicians the clean-outs.
  • Avoid or even consider moving plantings with deep roots that are over the drain lines.

When you need R&B:  

While drain cleaning is a fairly non-technical task, a little knowhow and experience will make the job go faster.  Also good to know, this is a two person job!  Drain cleaning equipment usually consists of:

  • Large sectional auger that can extend up to 200 feet; it has different end fittings for root grinding or debris clearing.
  • Video diagnostic camera, that can show us what the issues are,
  • A line locator to pinpoint the location of something like a collapsed pipe
  • Water Jetter machine, which is similar in theory to a domestic pressure washer but has significantly more pressure and hose length from 100-200 feet.

How Often do I need to get Drain Cleaning done?  

How often can sometimes be hard to determine. In general, the fewer of those factors (trees/ roots/ ground instability / age) are in place, the less often drain cleaning is needed.  Properties that need it less or even infrequently will likely have landscaping that does not produce roots to any significant depth.   You may only want to camera those drains on an as needed basis, or when there is cause for concern.  One thing I would recommend is to err on the side of caution.  It’s stunning how far and long roots grow in a drain – well beyond the canopy of the tree!  Remember that even if your lot is all gravel, your neighbour or the city may have trees with roots that may encroach on your drainage.

 

In a perfect world drain cleaning would never be needed.  A properly installed drainage system with no pipe sagging or collapse, no roots, or foreign debris would theoretically never need to be cleaned.  Unfortunately given our lush park like city, most people will have to consider this maintenance at some point in their home ownership.

Tip: You may wonder when you see water backing up into the house where it’s coming from.  If the water is coming from a basement sump, or from a shower basin, it’s likely the main sewer line.  If the water is coming from the foundation or standing in the yard, it’s more likely a storm sewer blockage.

 

Lastly and perhaps most importantly, don’t wait. If you suspect your drain is slow or backing up, call us.

CONTACT R&B FOR MORE INFO

Before you make that leap though, chat with us about your options for grants and most importantly, options for heating.  We’ll help you figure out if it’s the best choice for your home.

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Plumbing Emergencies That Require a Professionals Help!

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You may be tempted to try to work on plumbing problems around your house by yourself. While we believe DIY is great, it has a time and place. Attempting to work on issues beyond your skill level may cost you more than you imagine. On top of that, it could be dangerous.

Here’s some common issues that you need to hire a pro for:

Frozen/leaking pipes
Sewer line stoppages
Overflowing toilets
Gas line problems
Certain drain clogs
Boiler and heating repairs- Homes that are heated with hot water can have leaks in the lines, the infloor heating, from the boiler itself, from the radiators… System checks and annual service will prevent breakdown and any weakness or emerging leaks can also be identified at that time.

Hot water heating / Hot water tank

Yikes! Seems like a lot, but we promise professional help is the RIGHT decision when it comes to these issues. Here’s why…

Here’s what happens when you identify a plumbing problem and give us a call. First, we assure you that we can fix it to your satisfaction. If your pipes are burst and water is leaking it’s important to shut your water off to decrease further damage caused by the issue. Then, it’s a phone call to R&B for us to come by and fix the issue! Seems EASY.

Here’s what happens when you don’t call. You stare at the issue trying to figure out how you’re going to do this. You watch hours of videos online, and read countless blogs. Lastly, you make an attempt at fixing it and hope for the best (and no resulting insurance claim!). Is it really worth it?

So next time you find yourself facing one of these issues, know what the right thing to do is. Give us a call at R&B Plumbing and we’ll provide you with the BEST plumbing services right away!

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Flood? How Will You Know?

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Do you keep a babysitter in your basement?  No?  Then who is watching a most precious asset?  No, not your kids, your home!  How will you know when your water heater bursts, your sewer backs up, or something has chewed through a pipe to cause a flood?  In short, who have you got watching for your emergency, and what will alert you that your water needs to be shut off?

Two years ago, my friend had a burst pipe that flooded her basement.  Her alert was stepping into two inches of water on a trip downstairs to do the laundry!  Her story is not uncommon.  40% of homeowners will experience a flood in their lifetime and 60% will experience some type of pipe failure. Often times these pending disasters have been brewing for weeks without their knowledge.  Flooding emergencies rarely happen when we’re looking, and typically don’t make enough noise to draw our attention.

What’s the cost of a flood?

The cost of a flood is high.  First there’s the deductible. My policy has a water damage deductible of $2500.  Not to mention, many policies (when you actually read the fine print) have an extensive list of limits and exclusions.  Let’s remember as well, that when you have a loss you’ll have increased future insurance premiums.  My friend calculated that their water loss cost them $15,000 above what the insurance covered.

For as little as $1500, you can get an emergency water shut off system.  There are several on the market and we can help you compare them to see what features each one offers.

Comparing Emergency Water Shutoff Options

R&B has done some research on the subject and the technology is impressive. All of the units we’ve reviewed cover these basics.

  • Automatically close your water main valve the moment a leak is detected.
  • Have a remote shut-off option for you to the close your water main over Wi-Fi
  • Send email and text notifications to your phone

Each of the next three products have various bells and whistles allowing you to choose simplicity, or have increased monitoring and control of your water use.

Option 1:

The Sinope System

This R&B supplied and installed product has all the basic features plus:

  • Backup power source option for when the power goes out.
  • Wired or wireless sensors.
  • The app is free.

This option is the workhorse of the bunch. It does exactly what it claims to do, and only that.  If you want to have a unit that you install and forget, then this is the one.

Option 2:

The Phyn System

Phyn is a US online product and is not distributed locally.  It features:

  • Ability to sense water crystals to anticipate when a pipe might be beginning to freeze.
  • Can monitor up to six properties through the app.
  • Connects with smart home devices like Alexa and Google Assistant.
  • Diagnostic plumbing checks can identify pin-hole leaks before they become bigger.
  • Monitors water use by source (laundry, sprinkler, pool)
  • Can be used in outdoor applications
  • The companion app is free.

As an on-line purchase, this one will is typically purchased by the customer directly and only R&B comes to install it.  This one has the added features of monitoring water use.  It can be useful if you are on a metered system and plan to make significant changes to your lifestyle to conserve your water use.

Option 3:

Popular Science 2018 winner, Flo by Moen

  • Monitors your daily usage.
  • Allows the user to set water consumption goals.
  • Real, human telephone support if you need assistance with set up or operation.
  • Texts, emails or phones the user when an alert is triggered.
  • If you’re on vacation (Attention all you Snowbirds) and no amount of water use is expected, set the system to “AWAY” to ensure any break is not attributed to use; someone running a bath, for example.
  • Integrates with home automation systems (Alexa, Google).
  • FloProtect App subscription with enhanced features is $5USD/month.
  • Available locally through R&B.

The Flo is great for the engaged and passionate water police, but also doesn’t complicate the app with these extras unless you want to buy the subscription. We like that it has some excellent options for those who are less tech savvy as well, like the real person factor and the Snowbird Switch.

The Bonus

The advantages of any emergency water shut off systems go further than just preventing loss.  They can also give you eligibility for reduced insurance rates with typical discounts of 5-10%.

How to Choose the Right Unit

The good news is this, there is no bad decision unless you decide not to make the choice!  To get a free estimate for your home and protect yourself from damage and inconvenience, contact us today.

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Air Purification, & Top 5

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Air purification is among the five new things you need for your home. Ready to hear about the latest and greatest and why you need it now? Read on!

Sometimes we choose to add a little something special to our wardrobes or our house decor but when was the last time you spent money on your lungs?  Was the last time you thought about it at the height of the last fire season? Last week I was already hearing reports of smoke and if its going to be anything like last year, get ready for another smoggy one.  

Now more than ever, air purification is becoming important to homeowners. In this month’s blog air quality improvement is just one of the five featured items that R&B recommends for your home. 

One of the perks you get when you use a company like R&B is the geek factor.  Rob and his crew are truly interested in educating themselves not only on what new products are out there, but also on what actually works in real life, and what’s going to be a great choice for our customers.  Improve your quality of life. Lower insurance rates. Install damage control for when things don’t quite go as planned… Rob and his team are looking out for you!

The 5 R&B recommended items are:

iWave Air Purifiers

The newest in air purifier technology, the iWave is a device that installs easily onto your existing forced air heating / cooling  or HRV system.  As the air passes over the equipment, the ions that are produced will attach themselves to pathogens, allergens, particles, smoke and other odours in the air. This allows them to become more effectively trapped by your existing air filters. And that improves the air quality of the entire household.  

Sinope Emergency Water Shut-off System

This device will sense unplanned water egress from pipes (FLOODS!) and automatically shut off the water coming into your house to help contain the water damage and property loss. Not only will having an automatic water shut off save your belongings, but also many insurance companies will offer a discount if one is installed. Over time, this device will pay for itself.

Automatic Safety Shut-off Timer for Your Barbecue

How many times have you left your barbecue on all night?  You’re not alone.  In fact the oversight is so common that we now offer an automatic shut off timer.  An easy way to save some money, and gain a little peace of mind.

Surge Protectors

We protect our computers and smart TV’s and those are often just for entertainment.  So, why don’t we also protect our heating systems which can be so much more critical to our quality of life?  R&B is now installing surge protectors to protect your furnace or boiler from those power surges that can overload control boards and burn out expensive components – not to mention leave you without heat or hot water! We know you’ll appreciate your HBO much more if you’re warm.

Earthquake Gas Shut-off Valves

The name says it all.  When there is an earthquake there is a danger of a break in the gas line. This puts your home and family in potential danger unless your gas is shut off. This automatic valve will take the guesswork out of “Should I, or shouldn’t I?”. When an earthquake hits and the shakes are powerful enough to compromise your gas line it activates a shut off valve for your safety.  

Bonus item for IBC boiler owners only: The IBC portal allows us to monitor your system remotely if needed. It will alert us to any error codes that may affect your system.  It allows you to remotely control your boiler and all the things it manages such as the pool heat, or your driveway melting system.

Watch for upcoming blogs containing all the details for each product. I’ll review how they are installed and the benefits for you.  Heard enough?  We are now booking iWave air purification installations for June.  Don’t wait until you can’t breathe, call for your free installation estimate today.  

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How often do we need drain cleaning? Ask an Expert

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Have you always had a question about drain cleaning but been afraid to ask? You aren’t alone. Today’s Ask an Expert topic has you covered:

Dear Rob, 

How often should your main drains be cleaned? Is it something you can do yourself or do we need R&B?

Signed, 

Can Lay-people Easily Auger Roots?  

Dear CLEAR,

Main storm sewer drainage only requires annual maintenance if they have been problematic.  If you’ve had frequent backups or past floods, that’s an indication that your drains need yearly inspection and drain cleaning.  Properties that are heavily treed or have mature landscaping often have issues with drainage because those trees drop leaves, cones, and needles that float their way inside the pipe on the water runoff.  Additionally, established root systems love the wet, dark, easy to fill space that drainage pipes provide.  Other detriments to drainage systems include age, and ground instability. For these situations, even if nothing has developed so far, annual drain cleaning maintenance can still be a wise plan.  

How Often?

How often can sometimes be hard to determine. In general, the fewer of those factors (trees/ roots/ ground instability / age) are in place, the less often drain cleaning is needed.  Properties that need it less or even infrequently will likely have landscaping that does not produce roots to any significant depth.   You may only want to camera those drains every few years, just to be sure, or take action on an as needed basis when there is cause for concern.  Remember that even if your lot is all gravel, your neighbour or the city may have trees with roots that may encroach on your drainage.  

In a perfect world drain cleaning would never be needed.  A properly installed drainage system with no pipe sagging or collapse, no roots, or foreign debris would theoretically never need to be cleaned.  Unfortunately given our lush park like city, most people will have to consider this maintenance at some point in their home ownership.  

Is Drain Cleaning DIY?

While DIY drain cleaning is not always possible due to the equipment required, there are several things that homeowners can do to reduce the frequency and even the cost.

  • Keep drain grates clear so debris doesn’t wash down into pipes.  
  • Know where your clean-outs are. Clean-outs are access points that can be opened to allow for an auger or other machine to clear the lines.  They are usually black (although they can be white or painted) and have a large square nut on a plastic cap.  They can be located under sinks, in cupboards, in basements, in walls, closets in various sizes depending on their use.  The ones for your storm sewer when present will usually be located outside.    An informed homeowner can save time and money by directing technicians the clean-outs.  
  • Avoid or even consider moving plantings with deep roots that are over the drain lines.   
  • If you’re a keener, you can read more about what to expect, on our drain cleaning page.

Why you need R&B:  

While drain cleaning is a fairly non-technical task, homeowners do not typically have all the necessary equipment on hand.   Drain cleaning equipment usually consists of:

  • Large sectional auger that can extend up to 200 feet; it has different end fittings for root grinding or debris clearing.  
  • Video diagnostic camera, that can show us what the issues are, 
  • A line locator to pinpoint the location of something like a collapsed pipe
  • Water Jetter machine, which is similar in theory to a domestic pressure washer but has significantly more pressure and hose length from 100-200 feet.  

Any of these pieces would be a large investment for a homeowner, therefore it is much more cost efficient to have an R&B professional complete this maintenance. 

Lastly and perhaps most importantly, don’t wait. If you suspect your drain is slow or backing up, contact R&B immediately.  

Make the most of your emergency service!

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It’s good to know that R&B emergency service is there when you really can’t wait.  You’re paying for us to come save the day so read about how to make the most of our visit.

Are you too cold or wet? We’ve got 24-hour emergency service at the ready!

Heating

If you can avoid having to make a call altogether, that’s always best. Here are two things to check before you pick up the phone.

  1. Has the wall switch accidentally been turned off?  Sometimes the furnace switches look just like a light switch and can be inadvertently toggled.
  2. If you’ve suffered a recent power outage, a power surge can cause some boilers to need resetting. If you know how to reset your boiler, try doing so and it may very well get you through until a regular service appointment can be scheduled.

When you DO need us, read about how to make the most of your appointment:

  • Know whether you have a furnace or boiler. Boilers typically (but not always) heat water that will heat via radiant baseboards or in-floor heating.  Furnaces blow hot air.
  • Is your water heater on-demand, or a tank?
  • Have the owners / installation manual and service records on hand – remember it should’ve been serviced every year!
  • Note any error codes before you reset anything and write them down for our technicians.
  • Know if the problem is throughout the entire house or just within certain zones
  • Do not try and give all this information to the answering service, save it for the technician when he arrives on site.
  • Do give the answering service the manufacturer’s name and if possible model number of the equipment that needs repair.

Flooding

If you have water where it shouldn’t be, chances are you’ve got a burst pipe or a failed sump. (See last month’s blog on sump maintenance)

For the most efficient service, if you have a burst pipe, the first thing you should do is turn your water off. You’ll either need to shut off to the fixture or pipe that has failed, isolating just the one that’s leaking, or if you can’t you may have to shut down the entire house.  Knowing where your water shut-off valve is located is a must before an emergency – a lot of water can flow in the time it takes to wait for our emergency service person to arrive and close it for you. If they have to look for the valve, it can take even longer.  So:

Rule 1: Know where your shut off valve is for the house.

Rule 2: Know where your curb stop is.

A curb stop is the valve that will turn off the water between the city connection and your house.  If your home water main valve fails or the break is on your incoming water line, the water can be turned off at the curb (or where the municipal connection joins with yours).  In homes with mature gardens that haven’t had to access these, they can be hard to find.  And while you will be able to call the municipality to come and shut these off for you, looking for them and clearing them of overgrowth or other garden obstacles can take up precious extra time.

Rule 3: Clear the area.

Sump pump failures are a leading cause of flooding.  While there is very little you can do once things get to this stage to get started without us or prevent further damage, ensuring easy access to the area by removing any obstacles can speed up the process.

If your leak is from a water pipe, clear the area or empty out the cupboard where the technician will be working.  These may seem like little time savers, but they add up.  When you’re paying a premium for emergency service, you’ll be glad you did.

Rule 4: Don’t mark the minutes.

Paying extra for emergency service can cause some customers to want to see tools moving every minute.  Diagnostics is part tools & testing, and part thinking & waiting. They might even access a technical manual for your unit online.  This does not mean they are Googling your problem! Your R&B technician is an experienced professional who has completed years of schooling and on the job training as well as manufacturer training and will report to you the minute he has the information for you. The best thing you can do to help solve the problem quickly is to let him or her work.

While we know that having to make a call for emergency plumbing service is never ideal, we hope that by reading this, you have a better understanding of what you can do to minimize the stress of the situation and maximize the efficiency and effectiveness of the emergency services we provide. Regular maintenance or emergency, R&B Plumbing and Heating has you covered no matter the problem. Need free general plumbing or heating advice?  December is Ask An Expert Month where you can ask your question and look for the answer in our next newsletter.

Happy Holidays from your friends at R&B!

Leak Repair – Where is all this water coming from?

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Leak repair is a problem that R&B is here to solve for you.  For you, a water leak is unnerving at best, and widely damaging to your home at worst.  If you have found yourself with a leak you might have asked yourself in a bit of a panic, “Where is all this water coming from!?”  Followed closely by, “How do I make it stop?” and then Googling “water leak repair QUICK”, to find R&B.  Where is all that water coming from?

Here are some (yet not all) potential sources:

Water Heater

It’s no surprise that water heaters burst, but they also leak for other reasons.  For your hot water tank leak repair the first question is, has there been a catastrophic failure of the tank or is it simply a part?  The amount of water you see can be a clue.  A lot of water can mean a burst tank, but just a little may mean a repair is possible either from a part or pipe that has failed.  In best case scenarios, your leaking water will be coming from the pressure relief valve which can be replaced.

Pipe Leak

Even the best quality plumbing pipes age over time.  They are also impacted by extreme temperatures, material make-up, age, and even rodent damage.  Leak repair, in these cases, means replacing the failed section of pipe.   Should the leak be coming from your ceiling you might also consider if there are water lines running through it, as it could be the roof.

Fixtures

The most common type of fixture leak repair we see from fixture failures is from toilets.  These types of leak repairs will usually mean removing and replacing the toilet flange or wax seal.  In rare cases the toilet itself will be cracked (no pun intended) through some manufacturer defect.  In those cases as well, R&B to the rescue.  We can support and lead you through the process of a manufacturers warranty claim

Heating

Heating systems where you might see water leakages are not just restricted to boilers; high efficiency furnaces will also have condensation collection and removal processes that has the potential to fail.  A condensate pump is a common failure item that can leave you with a small pool of water if you have a furnace.  More obvious will be parts of your boiler system.

With R&B Plumbing and Heating’s 24-hour emergency service available, we will be there for you to solve any of your water leak problems.

Flooding (or not flooding) Storm Sewer Tips

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Flooding because of Sump pump or drainage? Here are some tips.

The big news last winter was the flooding of many North Shore homes and Argyle Secondary School.  Heavy rains and big storms are to be expected this time of year, and if climate change continues, every year.  Should we also expect flooding? Isn’t that what our drainage, storm sewers or sump pumps are for?  Or is there something that you, as a homeowner can do to prevent it from happening to you?

Flooding caused by things like overflowing creeks and overburdened city sewer systems, are unfortunately beyond the homeowners scope of influence.  While things like clearing leaves and debris from city storm sewer grates will help keep water from the roads; it is massive amounts of water finding the easiest way down that is often the cause of the type of floods we saw in Lynn Valley last year.

Flooding in individual houses from failures to home based drainage management systems are another story. And there are things you can do to help prevent a flooded basement in your home.  In the Flooding or not flooding series you can read about sump pumps and drain cleaning as well as learn about early warning signs.

But if you are flooding, please call our 24-hour emergency service line.  We keep our large stock of drain cleaning equipment onsite for easy access in any emergency.

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