· Michael Blair
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.
Replace these on time
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.
Know the shut-off
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.