March 21, 2009
Fixing easily corrected household water leaks can save homeowners more than 10 percent on their water bills.
Unfortunately many of us require lawn sprinklers to have any kind of landscaping short of cactus, gravel and rocks. Having a lawn sprinkler system is kind of like garage door openers, once you have one its hard not to. Dragging hoses around the yard is a real pain and it becomes a challenge to keep things alive. Taking care of your sprinkler system will save you money, reduce the opportunity to waste water and keep your plant material alive. With water restrictions on the upswing, more and more cities are assessing fines for violating the restrictions. Check with your local municipality for restrictions regarding time of day, rain and freeze detection. Adding a rain sensor to your system is a wise decision.
Because sprinkler heads are not under pressure until the system is live, it can be difficult to isolate the leaks. “Pop-ups” are the most common spray heads found in residential systems. Typically I find pop-ups require more maintenance than the larger impulse or stream sprayers primarily due to the fact that pop-up sprayer use less water per head and the water orifices are smaller and they clog easily. With pop-ups, it takes more heads per square foot to provide adequate coverage. The greater the distance between heads, the further the water has to spray. To do this, the arc in the spray pattern has to be projected higher in the air. As a result, you lose up to 50% of the water in the air. Up until the last year or so, we have seen little in the way of water miser type heads. These new type heads are designed to replace the pop-up with a miniature stream sprayer providing a coarse spray in lieu of a mist. This can help reduce water loss and your system may be retrofitted to use these type heads. However, it is important to match the right head for the system. When your system was designed, it was all based on a certain water pressure, pipe size and GPM (gallon per minute) volume, so any changes need to take this into account otherwise you may end up over/under-watering. Not that a DIYer cant figure this out, a good licenced irrigator can help you solve the problem. Also, take a look at this comparison study of nozzle types.
Top 5 Reasons Why Water Sprinklers are Wasteful
- Poor design: System design that allows sprinklers to spray water across sidewalks or concrete cause water to be lost to evaporation and run off.
- Wrong watering times: Running your water sprinklers in the middle of the day allows the water to evaporate before it has time to absorb in to the ground.
- Wrong water duration: Some believe short duration watering is a way to conserve water however, short shallow watering can cause turf and plants to experience stress because the shallow water can cause shallow roots.
- Dirty nozzles: Even though sprinkler heads (should) have filters underneath the nozzles, they can still pass some particles in to the nozzle. Many times these particles can be wedged in the spray nozzle causing it to mis-spray and not distribute water equally and efficiently throughout the spray pattern.
- Lack of maintenance: Sprinkler heads take a lot of abuse from lawn mowers, string trimmers and edgers. Whether it be abuse, leaky or bad sprinkler heads, all of these conditions can cause a lot of water to run down the sidewalk.
Standard spray nozzles are approximately 50% efficient as the over-spray is lost in the air. Loss and waste in a sprinkler system can be difficult to recognize without taking the time to exercise the system and inspect each sprinkler head while running.
Keeping your lawn sprinkler system in good working order is one of the easiest ways to get optimum performance from your system. Most all lawn sprinkler systems can be defined in two distinct parts:
- Feeder or Pressure Lines: The side under pressure includes a cut off valve, double check valve (aka back flow prevention valve) and a valve for each zone and a lot of pipe.
- Distribution Lines or Zones: The system could include any number of zones, this is all dependent on the size of the system. The zone has to be running to inspect it for leaks. Since the sprinklers are spraying water, finding leaks can be a bit more challenging.
Chasing Lawn Sprinkler Leaks
Feeder or Pressure Line Leaks:
- Finding leaks in feeder/pressure lines is similar to the same process as found in the Chasing Water Leaks post. Turn off the main cut-off that will isolate the sprinkler system from the remaining water supply. If the flow meter stops proceed with the following steps.
- Locate each sprinkler valve in your system. If you are not sure how many valves are in your system, look at your Sprinkler Controller to identify how many sections or zones are in the system. Finding the sprinkler valve may be difficult as valves can be overgrown by grass or ground cover. If you have the original installation drawing, it should identify the approximate locations of the valves. Before you hire a professional, try the methods described in Searching for Lawn Sprinkler Valves. Either way, once you find them, take note of their location for future use.
- You may notice water residue around some sprinkler heads even when it should be dry, known as weeping, this could be a hint that the sprinkler valve is passing water when it should not be.
- Once the valves are located, they should be turned off, one at a time to determine if you have isolated the leak. Each valve has a manual cut off on the center top of the valve. Once you have isolated the leak to a specific zone, the problem will be resolved at the valve. (TIP: Sprinkler valve can be disassembled and cleaned without removing them from the system but the water must be shut off.) Most likely it just needs to be cleaned (that means taking it apart and removing any dirt or debris inside the housing), but it could have been damaged during the winter months, if so, you may need to replace the valve. Read this tutorial for specific instructions on repairing a solenoid valve.
Distribution Lines or Zones: (Plan to get wet)
- Run each section one at a time. Walk the zone looking for excess water accumulation around the head, the seal could be bad or the head loose causing a lot of blow by. Try tightening the head, (yes, all this while the system is running). If none of this stops the excessive water, replacing the head and riser is the simplest solution. If the leak is around the stem or nozzle riser, you can take these head apart for cleaning. Perform this action with the water turned off. To avoid additional dirt in the system, its best to dig away the dirt from around the head, down to the connection otherwise dirty water will enter the lines. It’s important to remember to do your best job of keeping new dirt from entering the system as this will cause more blockage problems further down the pipe. TIP: Keep a couple of extra sprinkler heads around for spares and spare parts. Changing the head is lots less invasive and a 1 for 1 head swap out than trying to operate on the head in the dirt and water. You can also rebuild the removed head for future change-outs.
- If the head is not leaking inspect the pattern of the water spray. Different nozzles are designed with different patterns, so the spray could be limited by design to provide adequate coverage. There are too many nozzle patterns to discuss, but most importantly, look for a nice clean even pattern. If you see breaks or weakness in the pattern, the nozzle is probably dirty. Turn the zone off and unscrew the nozzle. There will be a filter in the riser. Clean the dirt out of it. Also inspect the nozzle itself for very small pebble grit lodged in the sprayer. Use a toothpick or very small screwdriver to remove these particles. The last item may require 2 people. Run the zone without the nozzle installed, this will blow-out any dirt particles that are below the filter. Tell your partner to turn the water off and grab the riser before it stops releasing water. This will keep dirt from re-entering the system. Re-install the filter and nozzle. Perform this same inspection with each sprinkler zone.
- If necessary, (while the zone is running) adjust any partial pattern sprayers that may be near sidewalks or driveways to keep the water spraying on the grass. If you have parkway sprinklers that are designed to water across a sidewalk (bad design) to water grass or plants, you may be stuck with leaving it alone since cutting it back may cause an area to be dry.
Key Inspection Points and Action Items:
- Look at your water meter for any slow leak that may be caused by your sprinkler system. Isolate the sprinkler valves to determine where the leak is.
- Run each zone, inspect each head for leaks, also look for a good pattern and good coverage. Cleaning the heads may be required.
- Adjust the sprinkler heads as necessary to minimize water over-spray on no-porous surfaces (sidewalks and streets).
- Adjust your water cycles to match the season.
March 7, 2009
SPRING HAS SPRUNG!! Okay not everywhere. Here in my part of the country the daffodils have been out for about 4weeks. Yep, it got here early, so if your local temperatures are above freezing and the trees are starting to bud, it’s time to move forward… its inevitable. It’s time to fix all those items that broke during the winter months, repair the items that have deteriorated over the last few months and perform a little preventative maintenance around the house. This seasonal reminder provides a list of items you need to review before the summer months set in. If you need details on what to look for or what to do, click on the link (if there is one) and it will take you to the post that was written on the subject and provide more detail.
- Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filter prior to the heavy air conditioning months.
- Roofing-Looking For Leaks: Spring rains are approaching so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface.
- HVAC Outdoor Unit: Get your garden trimmers out and trim away any vines or growth away from the outside condenser. You should have 18″ to 2 feet clearance around the unit. Also take your water hose and wash down the outside coils that may have accumulated dirt. Check the condensation drain that comes from the air handler in the house. Ensure that it is clear of obstacles or debris by pouring water through it.
- Water Leaks: Check all water fixtures and toilets for leaks. Inspect fixture drains for water puddles or loose joints in the traps.
- Lawn Sprinklers: Exercise the system. Look for excessive water traveling down the driveway or sidewalks. Inspect the sprinkler heads, look for blow-by and odd spray patterns. Replace or repair the heads.
- Exterior Inspection: Walk around the house, look for rotted wood, peeling paint and other exposed surfaces. Use caulk to re-seal cracks and touch up paint to reseal the surfaces. Replace rotten wood as necessary.
- Interior Inspection: Winter dry-out will have caused some surface cracks around doorways and windows. Also re-caulk/grout any cracks that may have surfaced in the bathroom and kitchen, especially around the tub and shower. These two areas experience the most use and require the most maintenance. Replace or clean water filters, faucet strainers and vent-a-hood filters in the kitchen. Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes.
- Water Heaters: Tank type water heaters should have their pressure release valve tested (opened and closed). This will also validate the the drain pipe is clear and open.
- Gutters and Downspouts: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely.
- Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
- Windows and doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors and outdoors.
- Electrical Service: Inspect the Entrance, Mast and Weather-head. Look for any damage that may have occurred over the winter. Look for tree limbs that may be contacting the entrance cable.
- Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
- Test your security system: Work with monitoring service to validate all the door, window, glass break, and motion sensors operate properly.
If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com
March 4, 2009
Contrary to common belief, roof leaks can be found when it is not raining.
While installing a chimney cap last week, I figured it was time to perform the annual roof inspection. My roof is less than 3 years old so you wouldn’t expect to find much of anything. Unfortunately that is never the case. Your roof takes a lot of abuse and you need to keep an eye on it.
Catching roof leaks before you actually notice them can save lots of dollars as roof leaks easily damage walls and ceiling finishes, besides the structure behind the walls. Even though a manufacturer may rate a shingle for up to 30 years of life, different climate conditions may impact the realistic life expectations to more like 17 years. Additionally breaches created by vents, chimneys and other protrusions typically are the source of the failures.
Assuming your roof was installed correctly, most of your problems will be associated with just normal wear. Contrary to common belief, it does not have to be leaking to find it. Most roof problems can be identified on a nice day, it doesn’t have to be raining or leaking to find the problem. In fact, it’s easier to find a leak on a nice day and the repair process will go more smoothly. If you have a roof leak and call a roof repairman in a panic, don’t be surprised he won’t show up until after it quits raining. Standing on the roof when it is wet or during a storm is not recommended and should be avoided. Most of my discussion on the subject will relate to asphalt/fiberglass type shingles which is about 95% of the market. However, most issues are generic and can apply to other roof products as well.
Some of these items can be viewed from the ground, but if you plan to do any of the minor repair, you will need to get on the roof anyway. Most people don’t call a roofer until they have a leak. For a minimal charge, a roofer can perform an inspection and correct most problems in a single visit. Here are the most common roof problems to look for.
- Tree Limbs on the Roof. If you find tree limbs hanging within about 5 feet of your roof, you may consider cutting them back. When the tree adds leaves in the spring or ice over in the winter, they can cause damage. If you find a limb that has been rubbing the shingles you may need to apply some roofing caulk to seal any potential leaks. Shingle replacement or using an asphalt based roof caulk can solve the problem.
- Debris on the Roof. Leaves and limbs can accumulate around the chimney, roof valleys and corners. Leaving this material in-place can breakdown, cause bugs to accumulate and accelerate deterioration of the roof material.
- Bathroom and Kitchen Drain Pipes. (a.k.a.) Vent stacks. Look around the top edge where the lead sleeve is molded into the top of the pipe coming from the vent. Looking at this picture, you can see that squirrels have really abused this vent stack. They can easily chew holes in the stack causing rain water to drip down the side of the pipe inside the house. Most roofers will just replace the lead vent stack. If they are as damaged as this one, that may be your best choice, however, you can add acrylic caulk (grey or clear) around the edges to fill this holes. Also look for exposed nails that are used to secure the flange of the lead vent stack. Add a dab of the same caulk over these nails.
- Water Heater and HVAC Vents. These vents are typically aluminum, tin or stainless steel and will not have the squirrel problem but look for the nail holes and if there is a vent cap, ensure there is a good seal. Use foil tape (HVAC type tape used on ducting) to seal the two if necessary. TIP: Exercise caution around these vents as they can be hot due to exhaust heat from devices they are venting.
- Nails: Normally, most nails are intended to be concealed by other shingles. However there are some places where it is just unavoidable for them to be exposed. Where you find them, make sure there is a good dab of caulk covering them.
- Chimney’s. The chimney should have some form of cap or top to reduce the opportunity for water to drain down the inside of the chimney leaving water on the floor (like my house). Inspect the cap for a proper seal to the top of the chimney. If you don’t have one at all, contact a roofer or sheet metal shop. TIP: If you just need the cap, and plan to install it yourself, take the measurements and find a sheet metal shop. If you contact a roofer, they will typically use a sheet metal shop to construct the cap, charge you 10-20% mark up, plus installation.
- Skylights. Skylights can be a big source for water leaks. Having them installed at the same time as the roof seems to reduce the opportunity for leaks. Roofs are installed as a system, adding protrusions (skylights, vent’s, etc), after the fact creates a breach in the system and becomes a potential location for water to find its way into the house.
- Wall/Roof Joints: Look for good flashing (metal edge) where these two opposing surfaces meet. This would typically be where the roof edge butts against a second story wall.
- Wall/Chimney Locations. Much like #7, these two opposing surfaces provide an opportunity for water to force itself into the house. Look for a good seal here. TIP: Do not remove or pull back the shingles for inspection unless it is the location of a known leak. Roof systems can be fragile especially as they age. It’s not hard to cause additional damage.
- Roof Valleys: Another location where opposing surfaces meet, allowing water to converge. Much like #8, if you do not see anything obvious and you have no known leaks.. let it be.
If you do not know how old your roof is, here are a few additional items to look for that are signs of age and the roof may be near the end of life. If it’s not leaking, just keep a good eye on the items you can address.
- Loss of Asphalt Granules. By nature asphalt shingles will lose some of their exterior surface. The granules provide color and protection. You may see a loss of granules in the valleys and near the edges or areas where there is regular water flow.
- Curling of the Shingle Tabs.This is an indication of age due to the roofing material drying out and losing its pliability.
- Chipped, Broken and Missing Shingles. This is wear and tear that has occurred over 20 plus years. As the material becomes brittle, it is easy for it to chip and break.
- Raised Nails. If you find nails surfacing, or popping up through the face of the shingle from underneath, this is a sign your roof may be approaching its life expectancy.
Overall, avoid spending too much time walking around. Make your inspections and repairs and get off. Excessive activity can cause problems as well.