Photo actual install of extra water valves at Cambridge F. Mr. Amato is right they are in a plastic box, not above ground as shown in the November UCO Reporter, (hedge plants must be removed). Of course, you can make your own decisions on what measures are best for you, I am not convinced that duplicate valves are the magic cure for water damage.
Other recommendations from FBGGM:
- One of the best things I did on buying both my condo units was to have the under-sink and behind-toilet water valves checked and replaced where necessary. (It was covered by my extra plumbing coverage from ECM). These valves are often seized and corroded so they cannot be turned off in emergencies, I have also seen them break when main water pressure is turned on (you should crack a faucet on for water turnon so the pressure shock is not as great.)
Also:
- Replace water heater every 12 years.
- Check toilet tank flapper operation.
- Know how to use under sink turn offs.
- Turn off water and water heater when you go away.
- If you still have an old brittle plastic toilet tank it is probably time for new toilet.
Hi Elaine,
ReplyDeleteDecryption of: FBGGM please.
Dave Israel
If the new water valves are underground and beside the regular ones, what is gained by paying for the new ones? You might as well turn off the water where the meter is, as many residents having been doing all along.
ReplyDeleteI agree with Elaine's suggestions for having the valves under the sinks and toilet(s) replaced. I had that done first thing after I moved in.
Just so people know, Palm Beach County Water Utilities Department does not charge to shut off water at the meter, but when they shut it off, they will likely put a padlock on so you can't turn it back on yourself. With a day's notice, they will turn ON the water for you for $35 fee. This is up from $10-11, as of last April. I turn my water off at the meter if I am going away for more than one day.
Our association keeps one of those long "T" wrenches in our laundry room for turning the valve off and on, but I bought one for myself at Home Depot for about $11.00. To help get the cover plate off, I took a 15-inch long piece of 1x2 wood stock and screwed a hefty "L" screw into the end of it. Using this the cover comes right off, and with the long "T" wrench you can turn the water off or on without getting down on your hands and knees.
I find that alarmed water sensors
ReplyDeleteplaced by the water heater is a very valuable accessory.
Lanny - good tools, I use handle of an old spoon to lift concrete flap, no expense spared :-)
ReplyDeleteRandall - Absolutely
CV Blogger - Did you think FBGGM was a consultant who would promote hurricane-proof windows, doors, impact sliding doors, patio enclosures 25-yr time payments, Duggan electric savings?
No way, its Florida or Frugal Blonde Great GrandMa.
The UCO Reporter suggested that if an association member notices someone is away they can turn their water off with the new equipment!
ReplyDeleteWhat happens if well-meaning person turns off water at outside valve and water heater is still on in condo.
To Eliot J:
ReplyDeleteSo far as I know, if if an association member notices someone is away and the person's water is on, he can shut the water off with the OLD equipment. There is no need for the new equipment to do this. What an association member cannot do is turn someone's (even his own) water ON if it has been padlocked shut off by the water company.
As for shutting off someone's water while the electricity to the hot water heater has been left on, this is a good question. My guess is it would do no harm for a while, because there would be water in the tank. How long it would take for the water in the tank to evaporate sufficiently for the tank to burn out, I don't know, Does anyone know?
Hi All,
ReplyDeleteInteresting thread, here is my two cents.
There seem to be some issues regarding Hot Water Heaters (HWH).
First, Remember that with an electric water heater, you must turn the power off, if you are going away and definitely if you are turning off the water! Even a partial drain down will expose the upper heating element to the air and permanently damage it! Check out the label, these two elements, upper and lower draw thousands of Watts; so, if you turn off the water, also turn off the power to the HWH. It is simple, just throw the Circuit Breaker to off.
Another item to consider for permanent installation is an automatic shutoff if a leak develops.
It is a pricey item so do your research; it consists of three components, a sensor at floor level, a control box and a Shut off valve.
Check the following URL for one example.
http://www.rewci.com/flstwaheaush.html
Stay Dry,
Dave Israel
Hi CV Blogger, I know people SHOULD SHOULD SHOULD turn off water heater.
ReplyDeleteHowever, I think point is that if hurried/irresponsible person forgets to turn off water they may also forget to turn off water heater, then - Dan Gladstone's advice encouraged association members noticing someone is away, to turn water off (any valve)! that could create more problems.
I think you're right. Elaine, and that's the problem. Too much advice from certain folk in UCO doesn't seem to be thought out ahead of time. These people need to THINK: what are the ramifications of doing "X"?Everyone makes mistakes, but this seems so prevalent in UCO. And the problem is, not just one person, a neighbor, gets this ill-considered advice, but it goes out to 14,000 people! If Dave Israel gets in as UCO president, which I hope he will, he'll be the best person I can imagine to make people THINK FIRST.
ReplyDeleteI thought it was illegal to shut off the water valves on the outside. I was told that if PBCWUD found out that you would be fined something like $300.
ReplyDeleteDoes anyone have knowledge of that?
That is one of the dramatic stories being told to rush you into getting another turnoff valve. There are hustlers in the village.
ReplyDeleteYou may phone the PBCWUD 561-740-4600. I questioned them on their FAQ policy -
"A: You may temporarily turn off water service, but you will be responsible for paying a monthly customer account fee and base facility fee for service. Turning off your water will prevent unauthorized use of water and possible complications arising from faulty appliances or leaks. Please allow the Water Utilities Department (561-740-4600) three days notice to turn off or turn on your water service. There is no charge to turn off your water during normal business hours, but a $10 fee will be assessed to turn your service back on."
Customer service said - There is no fine for turning off your own water (unless you break something), there is no-one hiding in the bushes watching you, and there are no tattlers calling in your name. This is all the more reason to have your individual toilet and sink turnoffs in good working order. The toilets are responsible for 50% of the leak problems in CV. If you are still worried about an in-the-wall leak and you feel a moral dilemma about using the main turnoff, you should get the extra turnoff installed or employ PBCWUD.
Elaine,
ReplyDeleteThe information you have provided regarding a $10.00 turn-on charge came from PBCWUD. I've been informed by many people that the turn-off charge is free, but the turn-on charge is billed at $35.00 (not $10.00). The website does not quote a price. Is it possible that PBCWUD gave you an inaccurate quote over the phone?
Good catch Randall, I did not notice the $10. My info in quotes is a direct cut and paste from the PBC / FAQs / Water / Shut off.
ReplyDeleteIf you go to the PBCWUD / Customer Svc / FAQs / Can I have my water service shut off ... there is shorter version. Phew! Both versions apparently out-of-date. Would you like to hang on their very busy phone to correct their website?
Elaine,
ReplyDeleteBeen there, done that! When I heard the recording indicate "There are twenty-seven customers ahead of you"... that's all she wrote. I believe that the $300.00 unauthorized shut-off fine is just
PBCWUD's way of saying, "we don't always check to see if the main valve has been shut off by an unauthorized individual, and we don't want to lose the 35 bucks to turn it back on". When it is discovered, because the valve is not buried by soil, they have been known to place a lock on it- as they usually do when called to shut it off themselves. Not fact, just supposition.
Elaine:
ReplyDeleteI absolutely LOVE FBGGM.
It fits me to a tee.
I have a 9 years old who calls me
"NANA"
Can anyone tell me the proper name for the "T" wrench. I went to Home Depot's website and could not find the tool described in the thread.
ReplyDeleteThe T wrench - I do not know, if you can bend, fingers work well. I went to Home Depot for the water leak detector, they no longer carry them! Lowes had one only. Online is better.
ReplyDeleteejs2233,
ReplyDeleteYou may want to go to the shut-off valve to see if you have the old setup which requires a T-wrench.
I believe that most if not all condo's have been converted. As Elaine stated, some can be closed with mere fingers (she's got a strong grip), or pliars. Turn the bar in the direction which would line up the holes (as if you were going to place a padlock through them). Forcing the bar in the wrong direction could damage the valve... again supposition. If you have the old setup, and please check first, I believe that I have an old T-bar in my association's electrical room.
Hi ejs2283,
ReplyDeleteDecember 27, 2009 10:56 AM,
It is call a "Curb Stop Key"
Please advise if expatiation is required.
Dave Israel
Hi Dave,
ReplyDeleteGood thing I keep my shortcut to Webster's Dictionary close at hand... or I would have needed expatiation on the word 'expatiation'.