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Is it efficient to turn a propane heated water heater off and on prior to use?

Friday, June 18th, 2010

Is it efficient to turn a propane heated water heater off and on prior to use?
I only use my water heater for showers..is it more efficient to turn it on prior to use and then tur it off or does it use the same amount of gas if left on? Does it use alot of propane just ot have the pilot on?

Best answer:

Answer by Andrew Twidwell; The thermostat in the water heater is designed to be the most efficient way to heat the water for your shower and your household needs. If you are going to be away for several days, turn the thermostat to “pilot” position and remember to turn it back on a day before you need to shower.

Low Flow Toilets, Do they Really Work?

Tuesday, May 25th, 2010

Low Flow Toilets, Do They Really Work?

The federal government decided that after 1994 toilets shouldn’t use any more than 1.6 gallons of water per flush. Manufacturers had to comply, but by most accounts their early efforts were a flop.

That was a decade and a half ago. The redesigned low-flow models that followed work as well or better than older models that used as much as 7 gallons of water per flush. There is, in fact, a joint U.S.-Canadian evaluation program called Maximum Performance (or MaP) that uses soybean paste encased in latex to see just how well these low-flow toilets work. And most of them work very well. Test results are easily accessible on the Internet.

High-efficiency toilets use even less water than standard low-flow models, some as little as 1.1 gallons. Dual-flush toilets, which have separate flush modes for solid and liquid waste, are another water-saving option. The differences in performance may seem trivial, but switching from a standard to a low-flow toilet can save thousands of gallons of water per year. If your thinking of switching that old WC in your Auburn or Grass Valley Home, give us a call; 530-272-9120 in Grass Valley or 530-886-8700 in Auburn and surrounding areas.

Top 5 things any property owner, leasee, or responsible property manager can focus on in keeping their plumbing running and saving money:

Friday, April 30th, 2010

Top 5 things any property owner, tenant, or responsible property manager can focus on in keeping their plumbing running and saving money:

  1. 1. Clearing all debris around an area or roof drain, flushing the line to push any other debris through, and to test the line. This should be done 1-3 times a year depending on what sort of debris collects in a given area.
    2. Water consumption assessment. Install a dual flush toilet or an “Ultra Low Fush” 1.2 gpf toilet in your Auburn, Ca home. Over time (in some cases two years), the toilet pays for itself. Another great water saver is a quality 2.5 gallon per minuter shower head. Just these easy steps can save 1000’s of gallons of water a year, and if you install quality components you won’t notice any difference in performance. Do not carelessly leave the water running as a habit.
    3. The next time you receive plumbing services in your Grass Valley home, even while getting an estimate, ask the plumber to test the pressure coming in from the water service. It’s simple, and takes under five minutes to do. Any plumber should carry this gauge and offer this service for free. If the pressure is over 80 psi have the plumber provide you with an estimate on the cost to remedy this problem. High water pressure may cause damage and avoidable repairs that cost a lot more over time.
    4. Tankless water heaters use approximately half the fuel of a conventional water heater. You receive a 30% tax credit of the overall cost up to $1,500.00. You never run out of hot water, and clear up some valuable space.
    5. Keep a constant awareness around your Penn Valley home that it is not OK to dump paper towels, grease, q-tips, tissues, acid, etc. down the drain. This can clog the drain lines and be very costly to the owner if not controlled.

Stinky in Grass Valley, CA

Sunday, March 21st, 2010

Dear  Andrew,

Every once in a while when we go down stairs to our guest room there will be this really foul sewer smell. It mainly happens in the winter. There is a sink down there that we don’t use that often. We have spent hundreds of dollars on plumbers trying to figure this problem out. Any help you can give us would be greatly appreciated.

 

Stinky,

Grass Valley.

 

Dear Stinky in Grass Valley,

   This could be real easy. First look at the sink and see if there is any water in the p-trap. The p-trap is that “U” shaped pipe under your sink. It provides a great service. It fills with water and forms a gas tight seal to the main sewer system. Many times I’ll go out and find a shower or a sink in an area that is rarely used and the trap will be dry. I’ll turn the water on, fill the trap and the problem is solved. So obviously that is where I would start.

 If that doesn’t work, it can become more of a challenge. If you have a toilet in the area it could be a broken floor seal or perhaps it could be an open pipe in the wall. There are a few things to check. We have a tool that helps with locating these more difficult problems. We pump smoke in to the drain and vent system and see where the smoke comes out. Easy as that, then of course we fix the sewer gas leak. Like always, look at the most obvious and easy stuff and then move to the more difficult and expensive stuff. I can’t tell you how many times I’ve gone out to a call for something that isn’t working only to find a valve off, or an appliance unplugged, look for the easy solutions first.

Banging Pipes in Grass Valley, CA.

Monday, March 1st, 2010

Here’s a question that came to me from a client in Grass Valley Ca;

For a few months now, the water pipes in our house have been making this terrible noise like someone is beating on them with a hammer. It only happens when we use the sink in the guest bathroom. It’s driving my wife and I crazy, my wife is ready to sell the house and move

Banging Pipes,

Grass Valley, Ca.

 

 

Dear Banging Pipes in Grass Valley,

  This can be tricky. There are a couple things that can cause the water pipes to hammer. First I would check to see if the house has a pressure reducing valve on the water main. It would be installed somewhere along the main line either outside or just inside where the pipe enters the house. A pressure reducing valve uses a rubber diaphragm to regulate the incoming water pressure. Sometimes this diaphragm can become loose or worn and when water runs along it, it will vibrate like a reed on a wind instrument. The easiest way to solve the problem is to replace the pressure regulator with a new one. If this doesn’t solve the problem or if you don’t have a regulator you’ll want to install what’s called a pneumatic hammer arrester into the plumbing system. A hammer arrestor is a little shock absorber for your plumbing. You’ll want to install it as close as possible to the fixture that’s causing the problem. If the fixture is on the second floor you may need to open the drywall to get access to the piping. You’ll also want to take a look at the piping in the area around the problem fixture. There may be some loose pipes that will need to be strapped down. Hopefully this will help; water hammer can be a difficult and frustrating problem to solve. A lot of times I will start with the easiest thing and work my way through to the more difficult and expensive things. Sometimes solving difficult plumbing problems is just a process of elimination.

Water Hammering Pipes in Grass Valley, CA.

Tuesday, February 16th, 2010

Dear ABT,

 

For a few months now, the water pipes in our house have been making this terrible noise like someone is beating on them with a hammer. It only happens when we use the sink in the guest bathroom. It’s driving my wife and I crazy, my wife is ready to sell the house and move

Banging Pipes,

Grass Valley, Ca.

 

 

Dear Banging Pipes in Grass Valley, CA.

  This can be tricky. There are a couple things that can cause the water pipes to hammer. First I would check to see if the house has a pressure reducing valve on the water main. It would be installed somewhere along the main line either outside or just inside where the pipe enters the house. A pressure reducing valve uses a rubber diaphragm to regulate the incoming water pressure. Sometimes this diaphragm can become loose or worn and when water runs along it, it will vibrate like a reed on a wind instrument. The easiest way to solve the problem is to replace the pressure regulator with a new one. If this doesn’t solve the problem or if you don’t have a regulator you’ll want to install what’s called a pneumatic hammer arrester into the plumbing system. A hammer arrestor is a little shock absorber for your plumbing. You’ll want to install it as close as possible to the fixture that’s causing the problem. If the fixture is on the second floor you may need to open the drywall to get access to the piping. You’ll also want to take a look at the piping in the area around the problem fixture. There may be some loose pipes that will need to be strapped down. Hopefully this will help; water hammer can be a difficult and frustrating problem to solve. A lot of times I will start with the easiest thing and work my way through to the more difficult and expensive things. Sometimes solving difficult plumbing problems is just a process of elimination.

DIY Clearing a Drain In Nevada City, CA.

Tuesday, February 2nd, 2010

Dear Handy Andrew, 

The sink in our bathroom has been draining slowly for some time now and suddenly it just sort of stopped draining all together. What should I do? 

Thanks,

Stopped-Up

Nevada City, Ca.

  

Dear Stopped up in Nevada City,

  Keep a sharp eye out for signs of a sluggish drain. It’s easier to unclog a slow drain than it is to open a drain that has completely stopped. When the drain is slow, you can try a couple of easy things first. First try pouring scalding water down the drain to loosen any buildup of grease or soap scum. If that doesn’t help, you can clean the stopper, pop-up or drain screen. (This is not for the faint of heart.  My wife makes a funny face whenever I clean the pop-up.) If this doesn’t solve the problem, the next thing you’ll want to do is grab a plunger. If you don’t have a plunger, or if you have one of those silly little guys from the grocery store, go out and buy a good one.  Pick a plunger with a large enough suction cup to completely cover the drain and create an airtight seal against the surrounding sink. The one I use is black rubber with a yellow handle and has a cone on the bottom which can be folded up when I use it for clearing sinks or tubs. First cover the drain with the plunger and fill the sink with hot water and completely cover the suction cup. Seal off the overflow if you have one with a wet sponge or a rag. Push out any trapped air beneath the cup, and then give the plunger 5 to 10 vigorous up-and-down pumping strokes to jolt loose the clog. It may take 3 or 5 times to do the job. (One thing you should know is a plunger works with both the up and down stroke, so really tug up on it.)

 If none of this works you could try using a hand cranking snake, but let me tell you from my experience, they don’t work so well. They take a lot of effort with very little affect. You really need a good electric snake to do the job right. You may be able to rent one from the rental yard, but it helps if you know how to use it, they can be very dangerous to use.

 One other thing you can do before the drain gets clogged is to use an enzyme drain cleaning product. The enzymes help to digest the organic material and break it down to it basic element. It’s a great, environmentally safe product. And if you’re on a septic system the enzymes will work their way down into the tank and digest the gunk in the septic tank as well.

 If none of this works, well then I guess it’s time to call out the professionals.

Tankless Water Heaters in Grass Valley, Ca.

Tuesday, December 29th, 2009

 

Check:  www.energystar.gov — check site for qualifying replacement models and more details.

Odds are, somewhere in your house is a black hole that’s sucking down a constant stream of wasted energy, and wasted money.

If you’re like most homeowners, the main culprit is the hulking tank that’s constantly keeping water hot for whenever you might decide to jump in the shower.

“Water heaters are one of the most energy-consuming appliances in the home,” says Rich Wenzel of the Sustainability Network. They can account for 14 percent to 25 percent of the energy consumed in your home.

“They’re keeping 30 to 100 gallons of water at, say, 120 degrees 24 hours a day, 365 days a year — and therefore offer an area of significant savings,” he says.

The savings potential for most homeowners is now greater than ever, thanks to the Federal Tax Credits for Consumer Energy Efficiency.

In the case of water heaters, homeowners can get up to $1,500 back at tax time by installing a qualifying model (listed at energystar.gov). The tax credit covers 30 percent of the total cost — including installation.

Plumber Andrew Twidwell of ABT Plumbing, Electric, Heat & Air says most of the water heaters he sees in Grass Valley would be ideal candidates for replacement.

“Upgrading makes sense for anyone who has a water heater that is rated at less than 80 percent efficient. Most conventional water heaters you find in Nevada County have energy ratings of 52 percent,” he says. You can find your heater’s efficiency rating on the large yellow Energy Star sticker on the tank.

“On-demand, tankless gas water heaters are rated at above 80 percent and do not use energy when there is no demand for hot water, he says. Also, “tankless water heaters can easily exceed 20 years of use and maintain very high efficiency. Conventional water heaters average between 10 and 15 years in Auburn.”

Andrew says “the impact of this modest upgrade on a wide scale would be significant.”

“If most homeowners installed one of these hot water systems, the country as a whole would likely reap an overall energy savings of around 10 percent,” Andrew says. “With homeowners saving around 25 percent of their overall energy bills.”

Other tax credit options

Replacing your water heaters may be the most affordable, widely available way to take advantage of the tax credit — but it’s just one of several options. Tax credit incentives are also available for insulation, air conditioner replacement, furnaces and a number of other improvements.

A number variables determine whether it makes financial sense for a homeowner to invest in one of these options, says Ryan Jones of Home Inspections, a Grass Valley-based energy auditor.

First, he says, it depends on whether a homeowner is interested in helping save the environment or just saving money. If the latter, then most energy-efficiency upgrades will take at least a few years to pay for themselves in lower utility bills.

Insulation tends to pay for itself the most quickly — in four to seven years, Jones says. Woodstoves take longer at up to eight years if they’re used consistently — less if the wood is free.

In the case of roofs, windows and doors, Jones says it likely only makes sense to replace those once they’re worn out.

“If the windows and doors are moderately bad or not that bad, they will not be cost-effective to replace,” Jones says. And even if they’re very bad, they might not make sense to replace. “If the windows and doors are that old, the house probably has other areas that need improvement that would be more cost-effective.”

Nevertheless, Jones says the tax credit seems to be generating more replacement of windows and doors than any of the other energy-efficiency upgrades.

“HVAC has picked up some, but windows and doors picked up the most, because of window and door company advertising,” he says. “I think those are the only areas the tax credits have had much affect.”

No tax credit, but savings

It won’t make sense for many homeowners to take advantage of tax credits, Jones says. The upfront costs may be too high, or they may not plan on moving in a year or two. Regardless, he says there are several simple, cheap steps all homeowers can take to reduce their energy consumption — and their bills — now.

• Air-sealing the house by caulking exterior window frames and using foam weather stripping around leaking door jambs.

• Sealing air ducts — with a high-quality, aluminum-backed duct tape (not just ordinary duct tape), or with duct mastic, which does a better, longer lasting job.

• Hanging heavier drapes that extend to the floor over drafy windows.

• Using an insulating blanket on your tank water heater, and insulating foam around hot water lines.

ABT Was Quoted in The Union

Saturday, December 12th, 2009
Sunday’s snowstorm and subsequent hard freeze Monday and Tuesday nights took their toll on western Nevada County, with burst pipes, multiple vehicle accidents and inconveniences both minor and major.

But for some, icy roads sent business through the roof.

“We had all we could handle for about 20 hours a day,” said owner Kent Kilroy of Kilroy’s Towing.

Most common were calls from people sliding off their driveways, especially on the steep slopes in Alta Sierra, he said.

And when accidents did happen, auto body shops got the calls.

“We’ve had a lot of tow-ins and cars buried in the snow for a day,” said Nancy Maldonado, an estimator at Chris’ Collision Repair in Grass Valley.

The shop’s staff has seen the big accidents in the past few days, but is expecting business to stay steady — most people who had minor fender benders won’t bring the cars in until the roads improve.

Tuesday saw “lots of spinouts in the snow and ice, but nothing major,” said CHP Officer Eric Wagner. While the highways were clear Wednesday, many of the side roads still were problematic, with patches of black ice, said CHP spokeswoman Heather Blancarte.

“People are still driving way too fast,” she said. “Increase your distance and slow down.”

The county’s schools reopened Wednesday, despite the icy conditions. Many buses ran late Wednesday morning, leaving some students complaining about their wait in the bitter cold and some parents frustrated at the delays.

“It was slow going,” said Durham School Services operations supervisor Bill Locke. “There were some roads we couldn’t get down, but the county did a good job of sanding. We were running about a half-hour to 45 minutes behind on most routes.”

Some roads in the Wolf Creek and Dog Bar areas were covered in 6 to 8 inches of ice, with Cascade Shores being another problem area, Locke said. Communication problems between dispatch and bus drivers are typical for the more mountainous areas of the county where reception is spotty, he added.

“As ugly as it could have been, it was a pretty good day,” Locke said.

The emergency room at Sierra Nevada Memorial Hospital and the waiting room at Yuba Docs in Grass Valley saw a jump in injuries due to people slipping on the ice.

Between 25 percent and 30 percent of emergency room patients seen Tuesday had injured themselves in a fall, hospital staff reported. At Yuba Docs, staff saw more “bumps on the head” and even some fractures, they said.

 

The cost of a cold snap

It costs about half a million dollars annually to remove snow on western Nevada County roads, plus about $250,000 to maintain county roads near Truckee, according to Nevada County Public Works Director Doug Farrell.

The county employs a road maintenance crew of 30 and assigns them into two 12-hour shifts for around-the-clock snow removal when big storms hit.

Nevada Joint Union High School District already has used the two snow days it schedules into its annual budget. The district’s concern is possibly having to foot the bill if the winter brings more snow days.

In that case, the district will apply for a waiver from the state to avoid potentially costly make-up days.

But safety, not financial savings, comes first, Superintendent Ralf Swenson said.

“We would never let that influence our decision on whether or not we’ll have school,” he said.

 

Preparation pays off

B & C Hardware has been selling ice-melt products as fast as they could stock it, said Jeannie Nettles, who works in inventory control at the store. When ice melt sold out, they started selling lawn fertilizer, which warms itself, to thaw driveways and walkways.

All other seasonal merchandise has been flying off the shelves, too, Nettles said. That includes shovels, windshield de-icers, pipe insulation and lantern oil for power failures.

Hills Flat Lumber Company General Manager Jeff Pardini said a lot of people stopped in to pick up Pex Piping, a polymer pipe that doesn’t burst like metal piping. People install it where they have exposed pipes and it is getting more popular.

Customers also are picking up things like snow shovels, sand, flashlights, fire-starter logs and heat insulating tape.

“Most people are procrastinators; they didn’t come to get supplies until after (the storm),” Pardini said.

For those who didn’t wrap their pipes, Andrew Twidwell of ABT Plumbing was on call. He said he only sees freezes this bad every five to 10 years.

“We’ve got a lot of work with broken pipes, and we’re still reeling from that,” he said. “We’re doing triage — just stopping the bleeding and getting people back online.”

His advice to keep ice plugs from developing inside pipes: Leave a faucet on, and know where the water shut-off valve is to avoid a flood if a pipe does break.

To contact Staff Writer Kyle Magin, e-mail kmagin@theunion.com or call 477-4239. To contact Staff Writer Liz Kellar, e-mail lkellar@theunion.com or call 477-4229. To contact Staff Writer Michelle Rindels, e-mail mrindels@theunion.com or call (530) 477-4247.

Defective Water Heater Puts Hole In Roof

Monday, December 7th, 2009

Water heater blasts off from basement to sky

Johnna Bruner, 19, stands beside holes that an exploding water heater left in the floor and ceiling of her home on Greensprings Drive.
Wednesday, July 9, 2003 3:40 PM PDT
Published July 9, 2003

*
Johnna Bruner was fast asleep when an explosion ripped through her home on Greensprings Drive in the middle of the night.

It was a malfunctioning water heater, which built up pressure until it turned into a bomb that rocketed up from the basement, ripped a hole in the living room floor, and vaulted through the ceiling to land on the roof next to the satellite dish.

The explosion that occurred about 1 a.m. June 30 shook the house off its foundation and left its contents in tatters.

Bruner and her fiance, Casey McClin, considered themselves lucky to have survived.

“We were in a water bed at the time and [the explosion] sort of tidal waved us out,” said Bruner, who lives in the 2100 block of Greensprings Drive. “There was so much steam in the living room we thought there was a fire.”

Klamath County plumbing inspector Dennis Stone said he was surprised at the damage caused by the 20-gallon water heater.

“I’ve been in the trade going on 33 years and I’ve never seen anything like it,” Stone said “It looked like a bunker-buster bomb went off in there, like in Iraq.”

According to Stone, the pressure release valve on the water heater either corroded shut or failed altogether. When the thermostat continued to function, pressure built up inside the heater until it burst.

“We’d heard some godawful noises about an hour before it happened,” Bruner said. “So we went down and read the instructions on the water heater and it said to turn the water breaker off, so we did.”

Around 1 a.m., the water heater blasted off from its spot in the basement, tore through the living room floor and ceiling, just feet from the sleeping Bruner and McClin. The heater then landed above the porch, knocking down the chimney in the process.

The heater was hot enough to create steam, meaning it was at least 220 degrees. Melted insulation was found throughout the house.

When the heater initially exploded, a wave of pressure blew the garage door onto Green Springs Drive. According to Stone, this may have saved Bruner and McClin.

“They told us that if the garage door wasn’t there, we’d be dead,” Bruner said. “It was such a crappy garage door it blew out instead of blowing us up.”

“The two people in there were lucky,” Stone said. “Most of the pressure went out instead of up into the house. It still moved walls off the foundation.”

Damage estimates to the property have yet to be determined by insurance companies. Bruner said that she and her fiance lost more than $26,000 in the accident.

Exploding water heaters are rare but not unheard of, according to Stone.

“It’s not common, but when it does happen it’s pretty damaging,” Stone said. “It’s something that people just don’t think about. If the right circumstances hit, this is what happens.”

Homeowners can prevent their water heaters from exploding with proper maintenance.

“If somebody has a heater that’s 10 to 15 years old, they should check it’s condition and maybe think about replacing it,” Stone said. “A replacement is really pretty reasonable in cost. If people are leery about what they need to do, a licensed plumber can give them an estimate.”

Stone said that newer water heaters have more advanced pressure release valves. Any time a used water heater is resold, the release valve is replaced.

“Sometimes people see that their release valve is leaking, so instead of replacing it, they clog it,” Stone said. “They’ve just made themselves a bomb.”

Meanwhile, Bruner and McClin are staying with relatives until they can find a permanent home.

“Usually when you think of an water heater blowing up you think of some water flooding a basement,” Bruner said. “But this literally blew up.”

Reporter Rob McCallum can be reached at 885-4413 or (800) 275-0982, or by e-mail at rmccallum@heraldandnews.com.

Defective heater puts hole in roof

By ROB McCALLUM

H&N Staff Writer


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