Plumbing Maintenance is Important

Renter’s insurance generally covers household water damage if the damage is sudden and accidental, such as damage caused by burst pipes. It does not cover damage of the sort covered by flood insurance, i.e., rising water from outside; or damage caused over time by lack of maintenance.

Identifying Water Problems

•  Look at your water bill. By comparing monthly usage figures, you may get tipped off to a small leak before it becomes a big problem. Major, unexplained fluctuations in your water bill are often a sign of water leaks.
  
•  Inspect pipes and fittings each year. Just as you change the batteries in your smoke detector each year, you should take a few minutes to inspect under sinks and around washing machines, lavatories, ice makers and water softeners.
  

Preventive Maintenance

•  Know where your water shutoff valve is located and be sure that the entire family knows how to shut off household water supplies in the event of a sudden pipe or hose break.
  
•  When you go on vacation, turn off the water to your washer while you’re out of town. Many tenants have returned from vacation to find their washer hoses have burst, flooding their homes.
  
•  Never leave the house with appliances, such as dishwashers, washers or dyers, still operating.
  
•  Inspect around your water heater, washer, dishwasher, sinks, lavatories and refrigerator ice maker. If hoses indicate wear, ask the landlord to replace them.
  

Main Water Shut Off Valve

The gate valve is recognized by its round handle that must be turned a number of times to open or close the valve.

The ball valve is recognized by its single handle that needs to be turned 1/4 turn, or 90 degrees, to turn the water on or off.

Angle Stops

•  Angle stops are valves located under your kitchen and bathroom sinks, at your washing machine, at the toilet, and refrigerator ice maker. There are angle stops for both hot and cold water. Most angle stops are of the gate variety and are made of materials that may fail over time. Replacement of these valves is recommended when they are showing signs of leaking or they have "frozen" in the open position - meaning they can’t be turned one way or the other.
  
•  Angle stops need to be "exercised" regularly to make sure they are not frozen in the open position. Every month or two simply turn the angle stops off and on a few times. This will keep them working as they were designed. Never force a valve that is frozen in position. Call your landlord to have them replaced.

Water Supply Lines

  Water supply lines are connected from the angle stop to the appliance they serve, such as a faucet, toilet, washing machine, dishwasher and refrigerator ice maker. Many times these are thin rigid lines that can easily break and cause extensive damage. Water supply lines should be checked regularly for corrosion and rust and changed every 5 to 7 years.

Washing Machine   The washing machine supply box shown is found in most recently constructed homes. The box sits inside the drywall and the angle stops are inside the box.  The water to the washing machine should always be turned off when the machine is not in use. Leaving the water on places the washing machine hoses and valves under constant pressure. The life of the washing machine hose can be prolonged if the water is turned on only when the machine is in use.  Washing machine hoses need to be checked regularly and replaced periodically. Most failures occur at the coupling. Either type should be used in accordance with the washing machine manufacturer's recommendations. Always change hoses when a new machine is purchased, or you move to a new location. Regardless of the material the hose is made of, it needs to be checked and changed regularly.

Washing Machine Supply Box

•  Turn off water to the house.
•  Remove as much water as possible with mopping and blotting.
•  Remove all photos, art and small fixtures to a safe, dry place.
•  Remove damp books from shelves and spread out to dry.
•  Wipe wooden furniture dry. Prop up cushions for even drying.
•  Open drawers, cabinets and closets for faster drying.
•  Put aluminum foil, saucers or wood blocks between furniture legs and wet carpeting.
•  Remove rugs from on top of wet carpet to prevent color saturation.
•  Remove items that are not colorfast, such as books and magazines, from wet flooring and carpet.
•  Immediately use fans to circulate air and encourage drying.
•  Try to stabilize the indoor air temperature to about 70 degrees and use dehumidifiers, if possible.