Information Series - Constant Contactfiles.constantcontact.com/8f1ffb7c001/457a01db-41a2-4f67... ·...

Pilla

r To

Post

®HOT WATER ON DEMAND

Information Series©2008 Pillar To Post Inc.

Imagine a touch-screen pad next to your tub. Enter a desired temperature and the tub fills with water at exactly that temperature. Imagine never running out of hot water again. Welcome to hot water on demand water heaters. There is more to hot water on demand water heaters than endless hot water. They save energy too.

The concept is not new. In fact, these systems have been around for over 40 years and are common where the cost of energy is high such as Europe and Japan.

How It WorksA standard hot water heater heats a large reservoir of water over a long period of time. When you need hot water, it’s there waiting for you. Once you use it up, you have to wait if you want more. A hot water on demand system heats water as you need it using gas or electricity. When you turn on a hot water tap:

Cold water flows into the system triggering the flow sensor1. Powerful burners ignite and heat the water as it flows through the heat exchanger2. The water comes out at the required temperature.3.

There is no tank or reservoir of water to heat up. For this reason, a hot water on demand system is commonly called a “tankless water heater”.

Tank Versus TanklessWhen your hot water heater gets old should you replace it with another standard system or should you install a hot water on demand system?

There are three key benefits of a hot water on demand system:All the hot water you want.•More energy efficient because there are no standby heat losses. Standard systems use •energy to maintain the water temperature.A hot water on demand system is a small box mounted on the wall. Find some extra •floor space by removing your old hot water tank.

The main down sides are:The up-front costs are much higher, including purchase price and installation costs.•

Pillar To Post®, Austin Texas Team TREC 6056 Locally Owned and Operated since 2002 We welcome your comments and suggestions for future Information Series topics [email protected] (512) 515-0021 http://Austin.PillarToPost.com

It takes an experienced technician to select and install a system properly. There are lots of ways to go •wrong with a hot water on demand system.If your power goes out, you don’t get any hot water. With a tank system, at least you have a tank full •of hot water.

Saving EnergyA hot water on demand system is energy efficient because there is no reservoir of water to keep hot. The operating efficiency is not a good measure when comparing a standard system and a tankless system because it does not account for the standby losses. A better point of comparison is the is the energy factor. The energy factor is an estimate of the total energy cost for hot water. For example, the energy factor for a typical tank style hot water heater is about 0.55. This means that on average, for every dollar you spend on gas you get about 55 cents worth of hot water. A modern gas fired tankless system has an energy factor of about 0.84.

Saving MoneyYou can save energy with a hot water on demand system but can you save money? Is the higher up-front cost justified by the energy savings. Most product literature is misleading. A 20% energy saving is a realistic comparison of a modern tank system and a modern tankless system. Depending on your energy cost and the amount of hot water you use in a year, the payback may be 4 to 9 years. This is not bad when you consider that these systems last about 20 years compared to about 10 years for a standard tank hot water heater. If you are planning to live in your house for a while, you will eventually benefit from a lower life-cycle cost and from lower energy costs.

Skilled TechnicianThinking of installing a hot water on demand system? A skilled and experience technician is a must!

A hot water on demand system requires a powerful burner to heat the water as it flows past the flame. The burner has to be powerful enough to heat the water even if several hot water taps are running at the same time. A skilled technician will know how to size the unit to supply the needs of the home. Many less skilled installers get this wrong. You have to consider how cold the water is to start with. For example, consider two identical houses, one located in Florida and the other located in Ohio. The home in Ohio will need a much more powerful burner because the water entering the system may be only 45 degrees in the winter!

A skilled installer will be able to anticipate problems such as an inadequate gas line. The burner in a tankless water heater is so powerful it needs a large gas flow rate to feed it. If the existing gas line is not large enough, a new line will have to be installed.

Pilla

r To

Post

®Galvanized Steel Water Pipes


What is Galvanized Steel Pipe?Galvanized refers to a zinc coating added to steel pipes to protect them from rust. Galvanized steel was used for residential supply plumbing until around 1950. Although it was considered an effective resistant to corrosion at the time, it proved to have a limited service life of approximately 50 years. Over time, water passing through the pipes literally consumes the zinc. Once the zinc is gone, the exposed steel will then start to rust.

The ProblemsGalvanized steel pipe has not been used in residential homes since around 1950. Any galvanized steel found in homes today, therefore, will generally be well past its shelf date. If you have galvanized steel pipes, consider replacing them, especially since rust is not the only problem you will face. Other problems include:

Poor water flow – galvanized steel pipe rusts from the inside out, diminishing the effective cross-sectional area. Any pipe found today will likely have an interior comprised mostly of rust.

Rust in the water – you may see rust in the water when you first turn on the taps. It will, however, quickly clear as you run the water, but unsightly stains may develop on plumbing fixtures.

Leaks – the pipe eventually rusts right through, usually at the threaded joints where the steel is the thinnest, causing leaks.

Home insurance – many insurance companies will not insure homes with galvanized steel pipe because of the risk of major leaks.


Recognizing Galvanized Steel PipeA silvery grey color indicates weathered galvanized steel pipe The pipe connections are often threaded A magnet will stick to galvanized steel pipe but not to copper, lead, or plasticThe flow from the hot tap is distinctly different than the flow from the cold Rust stains can be found near the drain in a sink

Recognizing galvanized steel is easy, but finding it can be a challenge. If the plumbing in your home has been upgraded at some point, galvanized steel pipe may be located in areas difficult and/or disruptive to access. For instance, a past upgrade might have involved replacing the horizontal runs of pipe, which tend to corrode faster than the vertical runs (risers), leaving the latter, therefore, in place. Risers inside walls are often difficult or impossible to see. Furthermore, hot water pipes often get replaced while cold are left behind since the hot corrode faster than the cold. Galvanized steel pipes, therefore, tend to go undetected until a leak appears, or until the walls are opened during a renovation.

Although galvanized steel does not present a health hazard, you should still consider replacing it since you run the risk of major leaks that may cause serious damage to your house, resulting in expensive repairs. Replacement will also clear up minor problems, such as poor water flow. If you find galvanized steel in your home, contact a plumber to have it replaced. Do not wait for a leak!

Pilla

r To

Post

®Lead Water Service Pipe


The water pipe that runs underground from the city’s main pipe to your home is called the service pipe or house water main. In most areas the home owner owns, and is responsible for, all or part of this pipe. If your home was built before 1950, and this service pipe has never been upgraded, it may be made of lead. Most lead pipes, however, have long since been replaced with modern copper pipes. Pillar To Post® inspectors still come across lead water mains in older homes from time to time.

Recognizing a Lead Service PipeIt may be possible for you to check your service pipe yourself if you can see a few inches of it inside your home. Most of it is buried in the ground. Lead service pipes are a dull gray color. It is distinctly different from copper or plastic but it might look like galvanized steel. This won’t fool you for long if you have a magnet. A magnet will stick to galvanized steel but not to lead. Of course if the water main is galvanized steel, it will need replacing anyway but that is another topic.

The other identifying characteristic of a lead service pipe is the joint that is formed where it attaches to the distribution piping in the home. This joint looks like a ball or bulb of lead.

What Should You Do?If your home has a lead water main, don’t panic. Although the toxicity of lead is a concern, a layer of oxide inside the pipe protects the water supply to a certain extent. Furthermore, significant lead exposure is not something that happens overnight. You can avoid unnecessary exposure with a few simple tips. For instance, let your tap run for a few minutes, or until the water runs cold, when getting water for drinking or cooking. This procedure flushes stagnant water from the pipes. This is good practice no matter what type of pipes you have.


Lead Based SolderCopper distribution piping inside the home is joined with solder. Solder used in the past (prior to about 1980) had about 50% lead in it. The tiny amount of solder surface area that makes contact with the water in the pipes is probably not significant, in most cases. However, some water chemistries could dissolve more lead, making stagnant water potentially hazardous. Either way, you should avoid drinking stagnant water from these pipes. You can have the solder tested by an expert if you would like to find out for sure. Today, solder for fresh water distribution piping does not have lead in it.

TipsRemove and clean aerator in tap periodically.A water test can identify lead levels in your water.If you are concerned that you have been exposed to lead, a doctor can administer a simple blood test

that can identify lead in your body.

Now that you have a protocol for your drinking water, and some smart tips at your disposal, you may wish to call a plumber for a quote on replacing the water main. Make sure you check with the city first, as they may be offering a subsidy or program for water main replacement.

Pilla

r To

Post

®Water From the Earth


In areas where fresh water is not available from a municipal supply, water may be obtained from the earth. The concept is simple: dig or drill into the earth until you reach a supply of clean water. In some areas water is available fairly close to the surface, while in others it is hundreds of feet down.

Water Quality and QuantityA well-water system should provide clean water in sufficient quantities for the needs of the home and the people that live there. Both the quality and quantity of well water can and should be tested.Water quality: water from a

well should be tested on a regular basis. You can hire someone to test it or test it yourself. A water test is not part of a home inspection, but it is something that should be done. Home buyers are encouraged to make arrangements for this test themselves.

Water quantity: Don’t let your well run dry. A quantity test is not common, but it can and should be done by an expert. The test, called a draw-down test, involves drawing water from the well at a standard flow rate to see how fast the water gets used up and how fast the well refills.

If you are a home buyer, do not hesitate to ask if the seller has ever had a problem with water quality or quantity.

Pumping EquipmentWith a shallow well, the pump is located in or near the home and is readily accessible. With deep wells, the pump is located at the bottom of the well, and you will neither see nor hear the pump. People commonly ask which is better: a jet pump mounted in the home, or a submersible pump at the bottom of the well? They both have their benefits and drawbacks:Pump in the house: This pump is inexpensive and easily maintained and repaired, but it

cannot suck water up from a very deep well.Submersible pump: This pump can draw water up from hundreds of feet in the earth.

For a deep well, the submersible pump is your only option, but it is also expensive and difficult to maintain and repair.


Beyond the Scope of a Home InspectionGeneral inspection of the well, its water quality and quantity, and inspection of the well equipment are beyond the scope of a standard home inspection. Even so, most inspectors in rural areas will inspect any well-pumping equipment that is accessible.

Home BuyersIf you are a home buyer, you should definitely do the following:Make arrangements to obtain a water sample for testingObtain information from the current home owner about the well, including any water quality issues,

water quantity issues, any recent repairs, such as replacement of pump equipment, and the location of the well if it is not obvious.

Signs of TroubleShort cycling: refers to the pump turning on and off repeatedly when a tap is turned on. A few things

that can cause this problem, including a defective or improperly adjusted pressure switch, or a waterlogged pressure tank.

Low pressure: the water pressure for well systems is lower in general than for municipal systems. If you are moving into a rural area, the water pressure may seem low to you but may be perfectly normal. If the pressure is low, you can compensate by adjusting the pressure switch, or increasing the size of distribution piping in strategic locations. You may also want to consult a local plumber.

Odors: if the water from the well has an odor, consult an expert. The odor could indicate a minor problem, such as bacteria in the hot water tank, or it could signal a major problem, requiring drilling a new well.

Dissolved minerals: dissolved minerals, such as calcium, can play havoc with piping, well equipment and your pots and kettles. Water filtration and softening can usually take care of this problem.

A well can and should provide clean and copious water. Whether you are a home buyer or home owner, getting to know your well system, and maintaining it properly will ensure its continued high performance.

60A 60A

60A 60A

Pilla

r To

Post

®The Septic System


A home that does not have access to a municipal sewage system must treat sewage on site with a septic system. Since a septic system is buried entirely underground, it is not something the average person thinks about. While most people would be happier never thinking about septic systems at all, a little knowledge can save a lot of money.

Home buyers should be aware that septic systems often fail when a new family moves in. If the old owners had no children, or if their children moved away and the new owners have a family, the new owners will place increased demands on the septic system. A system that held together for years can fail under a new load. But if the system starts in good condition, a problem is unlikely to arise.

Since the septic system is entirely buried, it is not inspected during a home inspection. A home buyer will have to make special arrangements to have the system inspected.

Components of the SystemSeptic systems can be complicated, but in essence they all have two distinct parts: the septic tank and the leaching field.

Septic Tank: Sewage flows into the septic tank. The solids sink to the bottom and the oils float to the top. A special baffle ensures that the remaining liquid effluent flows into the leaching field, leaving the solids and oils behind.

Some of the solids decompose over time but the septic tank will slowly fill up and eventually require pumping out. Typically, a tank is pumped every three years, but pumping timing also depends on the size of the family using the tank. If a home owner waits too long between pumpings, the leaching field could be damaged.

Leaching Field: Liquid effluent from the septic tank flows into a series of perforated pipes that “leaks” the effluent into the surrounding soil. As the effluent sinks into the soil, naturally-occurring bacterial action and filtration render the effluent harmless.


The final destination of the liquid effluent is the ground water. If you draw your drinking water from the ground water, it is in your best interest to ensure the entire septic system works optimally.

Importance Maintenance Tips:• Do not drive cars or trucks over the leaching field• Do not plant trees or shrubs in the leaching field• Have the system inspected periodically and pumped out as needed• Do not flush the following: cooking grease or unwanted chemicals, such as cleaners and solvents

Warning Signs of Failing Septic System• Foul smells in the vicinity of the leaching field• A soggy leaching field • Green strips of grass or depression lines outlining the leach pipes• Waste water backing up into the house

What to Ask the Seller List of any problems with the system Location of the septic tank and leaching field Date of the last septic tank pump-out and the name of the company that does the pumping List of repairs or modifications to the system

The septic system is a critical system. Complete replacement of a septic system can be expensive. For this reason, hiring an expert to inspect it will expedite problem detection and corrective action before a major problem occurs. The inspector can also give an estimate of the pumping frequency required for your system based on family size.

Information Series - Constant Contactfiles.constantcontact.com/8f1ffb7c001/457a01db-41a2-4f67... ·...

Documents

Transcript of Information Series - Constant Contactfiles.constantcontact.com/8f1ffb7c001/457a01db-41a2-4f67... ·...