· by Michael Blair, Nashville's Water Damage
A small number of components cause a large share of residential water damage, and all of them are inexpensive to replace on a schedule rather than after they fail.
Which plumbing parts should be replaced before they fail?
Washing machine supply hoses every five years or so, and braided stainless rather than rubber. A failed hose at mains pressure delivers an enormous volume before anyone notices.
Toilet supply lines and the plastic fill valve on a similar interval. Water heaters have a service life and should be planned for rather than run to failure.
- Braided stainless washing machine hoses, replaced every five years
- Toilet supply lines on the same interval
- Water heater replaced on age, not on failure
- Turn off supply to the washer when away
- Know where the main shut-off is and that it turns
Leak detection is cheap now
Battery water sensors placed at the water heater, under sinks, behind the washer and in the crawl space cost very little and alert to a phone.
Whole-house automatic shut-off valves that close on detecting flow anomalies cost more and are worth considering if you travel, or for a second home.
Seasonal habits
Disconnect hoses before the first Middle Tennessee freeze — a hose left on is the most common local burst. Keep the heat on at 55°F minimum when away in winter.
Check under sinks and in the crawl space twice a year, which catches slow leaks while they are still cheap and still insurable.
Should everyone at home know where the main shut-off is?
Everyone in the household should know where the main shut-off is and be able to operate it. Test it occasionally, because a valve that has not moved in fifteen years often will not.
Fitting a quarter-turn ball valve in place of an old gate valve is a small job that pays for itself the first time it is needed.
FAQ
The Cheap Things That Prevent Water Damage — questions
How often should washing machine hoses be replaced?
Every five years or so, and use braided stainless rather than rubber. A burst hose is under full mains pressure with nothing to stop it, and it is one of the most common large residential water claims. Turning the taps off when away for more than a few days is a free additional precaution.
Are water leak detectors worth it?
Yes, for the cost. Battery sensors at the water heater, under sinks, behind the washing machine and in the crawl space cost very little and alert your phone before a slow leak becomes structural. Whole-house automatic shut-off systems cost more and make particular sense if you travel.
What temperature should I leave the heat at when away in winter?
No lower than 55°F, and open cabinet doors under sinks on exterior walls. Leaving a house unheated in winter is a specific exclusion in many policies, so a burst pipe in an unheated house can be both a large loss and an uninsured one. For longer absences, shutting off and draining the water is better still.
How do you prevent pipes from bursting in winter?
Disconnect garden hoses before the first freeze, since a hose left on is the most common burst around here. Keep the heat at 55°F or higher whenever you are away, and open the cabinet doors under sinks on exterior walls. For a longer absence, shutting off and draining the water is better still.