Home Safety Information - Water Damage

DISCLAIMER - This topic was created to aid property managers as well as tenants in prevention or reducing the potential for costly losses. In providing this information, Cape La Jolla Gardens Homeowners Association Inc. does not represent, warrant, guarantee or otherwise certify that use of this information will prevent losses or assure compliance with the laws, requirements or guidelines of any local, state or federal, legislative or regulatory agency.

WATER DAMAGE ISSUES & PREVENTION

Water damage claims are one of the most frequent claims experienced by residential properties. They are a considerable aggravation to homeowners or tenants who experience them. Broken washing machine hoses, hot water heaters and slab leaks are leading causes.

Washing Machine Hoses - Hoses are either rubber or metal sheathed. Metal sheathed hoses cost more than double, typically there is no warranty on either type. A 4 foot rubber hose costs about $5 and the metal type is about $11.

Washing machine hoses should be inspected every few months for cracks and leaks. Care must be taken not to damage them when moving the machine back and forth. Sediment should be removed from the hose screens at this time. Rubber hoses should be replaced every 2 years.

Another prevention method is to turn off the water to washing machines when they are not in use. Not only does this help the hoses, but it also reduces wear on the solenoid valves. While most people probably won't do this, it is the recommended procedure by plumbing authorities and professionals.

A speed switch can be purchased for approximately $23. Speed switches must be soldered into place using a propane torch. Once in place, a flick of this switch turns the water on or off.

Homeowners need to know the location of main water shut-off valves and other shut-off valves for individual appliances and fixtures. Check in your garage and attached storage room, its probably in there!

Water Heaters - should be drained every four to six months to flush out sediments (e.g. calcium, lime deposits, etc.). The build up of sediments reduces the efficiency and life of a water heater. The pressure relief valve should be tested. If there is a thermostat malfunction, the heater can explode if the pressure valve is stuck closed.

Better water heaters will have glass linings on the interior (rather than metal), to inhibit rust. Some water heaters have a magnesium anode to prevent damage from galvanic action. Recent California building regulations require that all homes sold have the water heaters strapped to the building to reduce tipping and fire potential in case of an earthquake. Check that your water heater is strapped! If you are the original CLJG unit owner, then your water heater was probably NOT installed with an earthquake strap.

Excess Pressure - The recommended water pressure for appliances is 50 to 60 PSI. Gauges to test pressure can be purchased at hardware stores for $16 or less. These attach directly to hose bibs, to determine pressure. If the pressure reading is substantially higher than the recommended pressure, a pressure relief valve can be added for around $50 (not including labor). The combination of both pressure relief and water shutoffs is preferred (enabling the homeowner to shut off water to the home, when not occupied).