Water Conservation

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September 13 2019

Flood? How Will You Know?

plumbing Flooding, R&B Recommendations, Water Conservation 0

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.

July 2 2019

When Cheap Toilets Aren’t

plumbing Did You Know, Focus on Finance, Savings Advice, Water Conservation

Around a year ago, my friend, we’ll call him Ron to preserve his anonymity, and his lovely wife Patience, completed a beautiful renovation on their home. Like renovation hopefuls everywhere, they never intended to blow their budget and they had firm dates planned for completion.

About 8 months beyond his planned finish date and painfully over budget, he found himself standing in the mostly finished powder room looking at a hole in the floor where the toilet was supposed to be. In that moment, the next reasonable course of action seemed painfully simple; the answer clear. Drive to a big box store. There, you buy the cheapest toilet that they carry which was $175 tax in! Fill the hole, done. Ron actually bought 4 of the same toilet to finish the rest of the bathrooms. Wife happy, bank account happy, Ron happy. AND look at the money they saved, $325! A good buy, right? …. Or was it false economy?

What Went Wrong?

Fast forward to this month when he finally worked it into conversation that their powder room toilet hissed at them like a cat protecting a fresh kill. It was going off every three to four minutes. “It’s been driving me INSANE”, he lamented. This is a toilet that’s not even a year old. Do we not expect these things to last? The toilet in my parent’s house is purple, which tells you right there how long our toilets used to last for. Is it so wrong to expect that same quality now? Is a 25% failure rate acceptable?

Toilet Warranties

Warranty periods, even on higher end brand name toilets like Toto and Kohler are typically one year on parts and five years on the porcelain. And that’s when quality matters. IF his toilet is still under warranty, he will have to find his receipt. Then he’ll contact the store and they will likely say that he can exchange it for no charge. It’s unlikely he will just get the individual parts he needs to replace because it’s a house brand from China. There aren’t typically any manufacturer specific parts available for it. Universal parts may work, but that’s not what the warranty will cover. So, here are the options he’s left with:

Options

Scenario 1

He finds his receipt and they offer to exchange the toilet for no charge. He hires a plumber to come and remove his old toilet and he returns it to the store. That service call will be $175. Then he picks up the new toilet and the plumber reinstalls it, bringing the total to $275. Now assuming that his time is worthless (sorry Ron), his savings have been diminished to a mere $50, which he can use to buy the bulk-sized bottle of extra strength Advil he will need to deal with this headache when it happens again in a few years because he still has the same cheap toilet! And that’s the BEST-CASE Scenario.

Scenario 2

The warranty has expired. He has no manufacturer support and he hires a plumber to figure out which universal part or parts are needed to repair the endlessly cycling toilet. If the parts are easily available they might be on board the van but toilets vary so much that his plumber may need to source something from a supplier that will work. This can add up. For example, after a service call to diagnose, sourcing parts in the $50 range, and a return call to replace those parts, the cost could easily be in the $300 – $325 range completely absorbing any savings that Ron had gained.

The lesson here is that buying a cheap toilet isn’t always going to save you money. Sometimes it’s more like a deferred payment.

How can you save money and avoid this happening to you? Here are three tips.

Have your plumber supply the fixtures – Many homeowners think they can save money by supplying their own fixtures. Sometimes they buy them online, at box stores, on clearance, or on Craigslist. And like Ron, they do initially, save. However, when something goes wrong, they are also on the hook for all the labour to correct it. R&B has a warranty that is simple. If we supply it, and it’s defective within our warranty period, then we will make it right. No extra charges, no running around for the homeowner. Parts AND labour for a period of one year.
Buy quality – Nobody wants to replace any part within a year of the purchase. For household fixtures we should be able to expect them to last until they go out of style. If R&B supplies the fixtures for your renovation, we have access to a higher quality professional grade, product line, and often the pricing we can get for our customers is still below retail. And we don’t charge PST saving you 7%.
Buy New– For some things, used is OK – See our blog on how (and when) to buy used plumbing products. For the things that matter, it’s important to buy from a company who will provide all the pieces, and allow you to return anything that’s defective or missing crucial parts.

Ron is still figuring out what to do with his cheap, alley-cat toilet, but you don’t have to share the same fate. If you’re considering replacing a fixture, or wondering how to remedy one that’s not working well, let R&B be your guide.

UPDATE:

We are pleased to report a success story! Neither of the predicted scenarios came to pass. Ron found his receipt and went to the store where they gave him the part he needed from the ‘demo’ (demo?!) model. Ron then achieved a DIY homeowner satisfaction by replacing the part himself. Good for you Ron! Wife happy, bank account happy, Ron happy. Sometimes it works out. If the other three toilets keep going strong, you’re ahead of the game. Fingers crossed!

June 4 2019

Air Purification, & Top 5

air quality Flooding, Heating Season, Housekeeping, Maintenance, Water Conservation

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.

October 22 2015

High Water Meter Bill – Most Common Issues Found

plumbing Maintenance, Water Conservation

In beautiful West Vancouver, we often see a high water meter bill. If you suspect you have a leak, or if you’ve determined you have a leak from our blog on “High Water Meter Bill – What You Should Do”, you will likely be looking about for the cause.

To follow is a list of the most common places that water is wasted so you know where to look first.

Running toilets. If you find yourself giggling the handle to make it stop, take a quick look under the ‘hood’ often it means that the chain is just too long and getting caught in the flapper which is the seal at the bottom of the tank. Shorten it by a few links and it should stop.
Dripping faucets. Sorry to be cliché but it continues to be one of the most common places of water loss. It’s hard to conceive that a slow drip can add up to 280 litres per week, but true.
Irrigation systems – cracks in areas that were not properly winterized can cause excessive water use. We recommend West Vancouver Irrigation for that.
Auto-fill valves on pools. While not a problem by themselves, they can often mask a bigger pool issue and the high water usage can be the first clue.
Sudden wet patches inside or outside the house are, unfortunately, usually what they seem. Burst water pipes usually cause more damage than they cost to repair. In these cases, early detection and quick action is your best bet.

Some of these repairs can be DIY if you are comfortable with that, or you may call in your favorite local plumber R&B. For repairs more complex, such as burst water pipes, we recommend calling a technician at R&B.

Once you have repaired your leak you should notice that your water consumption has dropped. Many municipalities, West Vancouver included, will offer you a refund on a portion of the excessive usages once a repair is made. Link to City of West Vancouver’s Leak Adjustment page.

October 15 2015

High Water Meter Bill – What You Should Do

plumbing DIY, Water Conservation

*Update: Scroll down to the bottom of this page to see the details of the new May 2019 Bylaw changes*

You may have received a surprisingly high water meter bill, or even a letter from your municipality advising you that you have a leak. If you find yourself in a similar situation and suspect you have a leak, here is what you should do.

First: log-on to the West Vancouver, or local municipality website and check your monthly consumption. This will allow you to compare with past bills and see how much above normal it really is. If you suspect you have a problem, this will be a good place to confirm it.

Got a usage problem? Here are the next steps. While these steps can be DIY if you are comfortable with that, or you may call in your favorite local plumber R&B at any point for help.

Locate your meter. Your meter is a flat brown box located at the property line. It is sometimes covered in shrubs or trees if it’s an older installation, and if you can’t find it, a call to the city will tell us exactly where it is.
Take the lid of the box and look if the meter is spinning, or number moving. If it is spinning, that indicates that water is being actively used on your property.
Next go into your house and find your main water shut off. This will shut off the water to your entire home. Check your meter again.
Stopped spinning? That means you have uncontrolled water use inside your house.
Still spinning? That means you have a loss of water outside of your house and you should continue to isolate systems such as sprinkler system, pool auto fill valve, etc. If at any point the meter stops spinning, you have found your source.
Still Spinning? If, after turning off all valves, you are still showing water usage, this points to the main water line as the culprit.

When to call a plumber:

At any point along steps 1-6 if you feel at all uncomfortable or unsure of the process, please call R&B. Once we know where to look, we can continue to isolate the exact location and affect a repair.

R&B does main water line replacements, water leak repair, drainage, and hot water heating repairs. We also have cameras and remote equipment to help identify the exact source of leaks buried behind walls, underground and that may be draining away from the house.

The silver lining if you live in West Vancouver is, the Municipality has a process that allows you to claim back for a portion of your water bill from the past six months if your repair shows a drop in consumption.

See our next blog on the usual culprits of high water use for a list of things you can look for before you call R&B.

May 10, 2019 Update:

As of May 10 this year, the District of West Vancouver has changed the Leak Adjustment Bylaw to only allow particular leaks to qualify for an adjustment. You can find the new bylaws here. That said, we know most people don’t have the time to sift through a 20 page document , so here’s the long and the short of it:

Waterworks Regulation Bylaw 4490, 2006
No rebate, refund or credit whatever of any money paid or payable for water shall be made except as follows. A rebate for the metered water utility fee to compensate for the water leak will be made at the discretion of the Treasurer when a firm that has repaired the water leak will provide an attestation to the District confirming the following conditions: a) There was a water leak on the buried portion of the service between the water meter and the point where the service pipe enters the building on the buried water service;
b) They have properly repaired the leak; and
c) A leak of that nature would have caused the volume of excess water usage
d) An application for adjustment has been received, in writing, within 30 days of the mailing of the most recent utility statement.

If conditions are met, the Treasurer will recalculate the metered water utility fee for the most recent quarterly period by estimating the normal volume based on usage history and trends over the previous two years. The recalculated metered water volume utility fee will be the sum of the following:

a) Normal volume multiplied by the unit rate in Schedule “B”.
b) Excess volume multiplied by 25% of the unit rate of Schedule “B”.
c) Water leaks administration fee in accordance with Schedule “C”.

If you have more questions and want clarification on what this means for you, give us a call at 604-980-1369, or to find out whether or not you qualify, contact the West Vancouver Municipal Hall. You can find their contact information here.

— Blog 1 of 2

August 5 2015

Low Flow Toilets – The Basics

plumbing R&B Recommendations, Water Conservation

How Low (flow) Can You Go?

As strange as it seems in such a lush a city as Vancouver, water conservation is important. In fact, if you live – or are looking to live – in West Vancouver or the UBC Endowment Lands, you are already a part of a residential water meter plan. Paying for the water you use, can really bring the conservation issue “home”.

Also in support of efficient water use is the BC Building Code. As of October 2011 it requires low flow toilets to be installed for any new construction or renovation application. The North Shore Toilet Replacement Program supports this initiative with a $50 credit.

The problem?

Not all low flow toilets work well. The question is: How low can you go before the process becomes inefficient? In researching this question, I came to learn that it’s not the volume of water that makes the difference. The shape of the bowl, flow of water around it, and the exit out the bottom all contribute to the effectiveness of waste removal without clogs. Some manufactures and models are poor in quality and they consistently require two or more flushes to get the job done, and clog easily.

In the low flow toilet blog series I will review how to get the best buy for your money. And remember, we’ve taken out many bad ones and replaced them with good ones; all you need to do is call and ask!

How low (flow) can you go?

It turns out you can go very low, 4 liters per flush, and still get excellent results. How to choose the best low flow toilet comes down to, how do you know what toilets will work? You have two options. You can go with a R&B recommended brand like Kholer, American Standard, or Toto, which are locally accessible, excellently rated and good quality. Or, if you have a different model in mind, you can check its function online. The name of the program is Maximum Performance or MaP for short. It is a website and organization lead by the Canadian Water and Waste Water Association, dedicated to testing and rating low flow toilets. You can search by manufacturer, model or type, and see how your prospect measures up. Look for a rating of 600 grams of waste removed or better. I looked up some brands that we have removed for customers like Eago and Cascadian; 250 grams for Cascade, and non-existent in the case of Eago. Eago toilets were not tested because the manufacturer chooses not to participate in the evaluation process.

Still want to shop around?

MaP has a report called MaP Premium List of Qualified Toilet Fixtures. This report has a list of the top rated toilets. Whether you go with the recommendation of an experienced professional, or research your own choices, you can now be sure that your compliance with ‘low flow’ doesn’t mean ‘no flow’. Remember to phone R&B when you’re ready to buy from our toilet supply and install a warranty program.