“With local residents working on curtailing costs and environmental resources, fixing water leaks should be considered a priority for the community,” said Jimmy Carter, owner of American Leak Detection serving Massachusetts. He goes on to put things in perspective by noting that a leak the size of a pinhead can waste 360,000 gallon of water a year – an amount enough to fill 12,000 bathtubs to the overflow mark.

According to Carter, members of the local community should be constantly vigilant of the water use in their homes. He says the following steps should be taken regularly to accurately monitor for possible water leaks:

- Check for changes to the water meter when there is no water being used – mark the indicator on the meter; don’t use any water for an hour; then check the meter. If the indicator moved, a leak may be present.
- Compare water bills from month to month to see if the bill escalates over a period of weeks or months.
- Inspect walls or floors for wet, spongy, moist or discolored areas.
- Examine building foundation for cracks, uneven growth of vegetation or earth shifts.
- Conduct a “Bucket Test” to check pools and spas for water loss. A loss of one-eighth inch or more of water in 24 hours is suspicious.
- Monitor the pool’s automatic filler; if it is continually releasing water, there may be a leak.

“If members of the local community notice any of the above symptoms occurring at their home or business, they should contact a professional immediately,” said Carter. “Left unaddressed, water leaks can cause costly damage to a building’s structure that may require labor-extensive repairs.”

American Leak Detection serving Massachusetts specializes in the accurate, non-destructive detection of hidden water, sewer and other leaks. Using proprietary equipment and methods, leaks are located without destroying walls or digging holes, thereby avoiding unnecessary property and other damage.

For detailed directions on the Meter Test and Bucket Test, please visit www.americanleakdetection.com. For more information about American Leak Detection serving Massachusetts, please contact Jimmy Carter at 800-755-6697.

About American Leak Detection
Founded in 1974 and headquartered in Palm Springs, California, American Leak Detection is dedicated to resource protection and eco-friendly services. American Leak Detection is the world leader in the accurate, non-destructive detection of all types of leaks including hidden water and sewer leaks. From swimming pool cracks to concealed plumbing systems, the smallest leak is located with the most advanced, sophisticated electronic devices – without bashing holes in walls or digging up the deck or yard. For the last nine years, American Leak Detection has been ranked #1 in Entrepreneur® magazine’s “Maintenance Products and Services” franchise sector. In February 2008, The Wall Street Journal included American Leak Detection on its list of the 25 top high-performing franchises. For more information on American Leak Detection, call 800.755.6697 or visit www.americanleakdetection.com.

Left unchecked, water leaks can be a house’s worst enemy.

“Water is one of the most destructive things to a house,” says David Tamny, president of the American Society of Home Inspectors. “It can account for so many things going wrong in a structure.”

Water damage is the second most-common cause of damage in homes, following fires, says Scott Spencer, world-wide appraisal and loss-prevention manager for insurer Chubb Group.

Leaks that aren’t obvious often produce the biggest issues. “If your bathtub or shower is leaking, you’re going to recognize that quickly and take steps to fix it. The hidden problems, people don’t know to fix,” Mr. Tamny says. As a result, they tend to worsen over time.

Still, if you know what to look for, it’s not difficult to identify water leaks before they flood into bigger — and more expensive — headaches. In addition to watching for spikes in your water bill, which could indicate leaky fixtures, look out for the problems in the following places.

1 The Roof

Your roof can last many years, but it’s important to regularly check on its condition, says Mr. Spencer, “especially after a traumatic event like a hailstorm or a windstorm.” Identifying a roof leak quickly can limit the amount of repair work needed and limit the spread of mold.

Also, you should make a visit to the attic at least once a year, says David Lupberger, home-improvement expert for ServiceMagic.com, which connects consumers with home-improvement specialists. “Make sure that it doesn’t smell musty or moldy,” he says.

Most roofing contractors will offer free roof inspections, but remember, their objective is to find something wrong so they can fix it, Mr. Spencer says.

Another option is to hire a home inspector, Mr. Tamny says. The cost of home-inspection services vary, but if you just want the roof looked at, ask for a partial inspection, which will help keep the expense down.

Skylights also can be vulnerable to leaks because of their location and the challenges they present in installation, according to Chubb. Inside the house, check for any staining in the skylight area, which could be caused by a build-up of condensation.

2 The Basement

The best way to prevent problems in the basement starts outside, Mr. Lupberger says.

“Every spring and fall you should be cleaning your gutters and downspouts, and you want to make sure that water is not puddling next to your foundation,” he says. “Then, walk around the house and make sure there aren’t low points next to the foundation. Ninety percent of water in the basement is due to improper drainage.”

Crawlspaces also should be checked on occasion for signs of mold. “Liquid water is only one part of the equation,” Mr. Tamny says. Humidity can also be destructive, and lead to mold. For that reason, be mindful when setting a humidifier. “Humidity in the house should never be above 50%. The colder it gets, the lower the humidity should be,” he says.

3 Bathroom and Kitchen

Because of the frequency with which people use their bathrooms, it’s likely that problems will be spotted early. Still, there are preventive steps that can be taken so problems don’t have a chance to develop.

The shower and bath area is a vulnerable place for water leaks, making it important to proactively replace the caulk around fixtures every couple of years, Mr. Spencer says.

Also, replace broken toilet flappers, the rubber part in the tank that seals the drain, and address leaky fixtures, says Jimmy Carter, senior director of corporate field services for American Leak Detection. If you hear water running when the bathroom isn’t being used, you could have a problem.

In the bathroom and the kitchen, regularly feel the pipes under sinks to make sure there aren’t any leaks, Mr. Spencer says.

As the weather turns cooler, one of the “fast and furious” water leaks that homeowners encounter occurs when a pipe freezes and bursts, he says. To prevent that, never turn the heat below 55 degrees, he says. On particularly cold days, leave the bottom vanity open so there are no extremely cold temperatures near the pipes.

“Be particularly aware of those water fixtures on exterior walls of the home,” Mr. Spencer says, since those walls will be colder.

4 Appliances

Check washing-machine hoses to make sure they’re not loose fitting or aged. You may see a bulge in the washer’s rubber hose when it’s starting to wear, says Mr. Carter. Hoses become brittle and often require replacing every five to seven years, according to Chubb.

Also keep an eye on your water heater, which Mr. Spencer says is a “classic source of damage from water loss.” Age matters; water heaters typically have a lifespan of 10 to 12 years, he says.

Check the silver plate mounted on the water heater, which includes manufacturer information, Mr. Spencer adds. Look for evidence of leaks around the pipes and at the base of the water heater, as well as rust on any of the parts, according to Chubb.

There are four ways that your plumbing will develop a leak under a slab:

1. Corrosion from soil chemicals
2. Abrasion from long term vibration
3. Pressure from human error or shifting ground
4. Construction defect

Slab leaks from corrosion:

Underground pipes make contact with soil on the exterior of the pipe and water on the inside. Water balance and a charged ground could induce electrolysis in metallic pipes, causing corrosion from the inside or outside of the pipe and eventually causing holes in the pipe.

Hot water lines will more likely corrode from the outside in due to the reaction of the heat and the contents of the soil surrounding the pipe.

Cold water lines generally deteriorate from the inside out due to electrolysis being created on the inside of the pipe.

Electric lines running beneath the slab can also energize metallic pipes and induce electrolysis resulting in corroded pipes.

Older homes with copper pipe usually suffer from chronic plumbing failures due to corrosion. Sometimes the situation calls for a complete repiping of the plumbing. Less invasive repairs can be made with an in-place pipe coating depending on the state of the pipes and the construction layout.

Slab leaks from abrasion:

As water travels through plumbing, vibrations, expansion and contracting may cause the pipe to rub against concrete, gravel, rebar, or other pipes depending on the construction. Over time, the constant vibration and abrasion of the pipe will grate the pipe until it springs a leak.

If pipes are insulated and constructed with stabilizing supports, the vibration can be minimized, prolonging the life of the pipes while protecting if from being exposed to excessive wear.

Additionally, bad joints and lack of coupling adhesion can lead to abrasion at the joints, leading to faster and higher volume leaks.

Slab leaks from pressure:

Underground pipes may experience high levels of pressure from earthquakes, or poor construction. Pipes can be crushed or creased under this type of pressure, depending on the area of pressure. Creased pipes may cause a restriction in flow and low pressure. Additionally, a crease, bend or crimp in the pipe will allow uneven wear and the water will eventually create a hole at the problem areas. Crushed pipes can cause massive leaks over time that wash the soil from under the foundation, putting your property at risk of greater damage.

Pipes need to be spaced and insulated properly in order to avoid being crushed or creased. Many times a crushed or creased pipe can be repaired without a full repipe of the home.

Construction Defect:

During construction, faulty workmanship may not only require rework, but also may result in damage to construction work performed by others.

Jimmy Carter, Senior Director of Field Services of American Leak Detection, was interviewed for the article linked above, and we had the chance to ask Jimmy about certain quotes from the article to provide more insight on the state of the infrastructure.

- nation’s water infrastructure system 2009 grade of D-.

Jimmy Carter: “Due to our water system’s age coupled with supply and demand issues, our water infrastructure is in desperate need of repair. Typical systems lose as little as 4-5% while some systems reach as high as 40 to 60% of unaccountable water that could be due to leaks, theft or non-metered usage.  Loss not only means waste, but also the expense of treatment and lost revenue.

Homeowners hate to see their water bills go up, but may not understand the bigger picture from the water district side. The cost for treating the water, upgrading infrastructure by replacing old lines, keeping the supply for new construction of new potable and non-potable systems, increasing production at their treatment plants, and dealing with issues such as the smelt belt in our California aqueduct systems are just some of the many issues water districts must face that would impact customers.

“2002 analysis – funding gap for replacing aging pipes would be an estimated 27 billion a year over 20 years.

Jimmy Carter: “This is a serious concern for our nation.  Our government needs to make it a priority for funding as well as resources.”

Water utilities should drive toward the goal of getting water loss down to about 4%.

Jimmy Carter:  “It requires continuous and proactive attention to meters and distribution pipe integrity.”

- water audits and leak detection activities play a key role in doing so.

Jimmy Carter: “I think that states it clearly.”

Long-term, the country’s objective in managing water loss is moving toward identifying and managing failure before it occurs or at least manage losses early on …

Jimmy Carter: “Again, being proactive is the key to keeping a sound water distribution system.”

- 10% of the nation’s pipes exceed 80 years old, 30% are between 40 and 80 years old, and 60% are under 40 years old.

Jimmy Carter: “As our water system ages, we need to continue to replace degraded pipes and meters. It would be ideal to have a catalog of pipe ages so we can prioritize the replacement of the pipes in the most efficient way.”

– most critical criterion for pipe replacement is the leak in the pipes.

Jimmy Carter: “Corrosion, ground shifting and poor quality management lead to the majority of leaks.”

Water leak surveys can be somewhat time consuming and may seem costly, involving expenses in human labor and high-cost transportation. But over all the survey is really going to give the system a through inspection of their system, allowing them to create needed repairs and account for any water loss issues.

Jimmy Carter: “Bottom line, when reacting to emergency leaks, the cost is higher as opposed to a having a long-term plan of system maintenance that includes proactive leak surveys.

We work with several water districts that have us conduct leak surveys on an annual basis or when they know a certain section has a leak. This scenario really helps identify unaccounted water loss and helps the districts get their systems back to a tighter check status.”

Remote sensing is the way it must go… The technology eliminates the human factor. You install very inexpensive sensors along the pipe, and it’s very
easy to install.

Jimmy Carter: “The current cost for these sensors are not affordable for small systems. The sensing systems are great for large systems that can afford the up-front investment. Also, human involvement is still required to interpret the information, send out the crews to verify the location, and make the repair. American Leak Detection is working with many rural water distributors to help them cut down their water loss.”

Part of the challenge of performing leak surveys is that distribution systems may not always have accurate maps of their system

Jimmy Carter: “While some districts have current, documented maps, we have found that many utility maps are not always current or indicate types of materials and pipe diameters. Part of what we do is verify the location of the pipes underground before we attempt a leak detection or correlation.”

Leak Detection can take some detective work…

Jimmy Carter: “Leak detection is a game of solving the mystery of the source of the leak. On occasion, they are easy, but you can’t assume anything. With every detected leak, we verify the information before penetrating the ground to dig up the pipe.”

Leak detection can, and sometimes should, extend all the way into the residential, commercial, and industrial operations.

Jimmy Carter: “Many water utility customers have leaks that the utility cannot service. The utility can only provide service up to the meter. The pipe on the other side of the meter is the customers’ responsibility. Many utilities recommend our service to their customers to help them solve the customer’s leak problem.”

- 83% of the 53,000 community water systems serve fewer than 3,300 people.

Jimmy Carter: “Many water systems are in rural areas serving agriculture. These agricultural water distribution systems lack the funds to place automatic leak sensors. They need help from their respective state water association to underwrite the funds to allow them take measures to reduce their water loss.”

These smaller systems face huge financial, technological, and managerial challenges in meeting a growing number of federal drinking water regulations…

Jimmy Carter: “The future federal drinking water regulations will be difficult to uphold for the small water utilities. They will be burdened with huge fines if they cannot get their water loss down to the federal minimum.”

Small municipal entities can get help through their state’s rural water association…

Jimmy Carter: “American Leak Detection has been working closely with California Rural Water Association to train their circuit riders and association members in the generalities of leak survey work and water loss auditing.”

The greatest reason for performing leak detection on the infrastructure now is to determine unaccounted-for water loss and reduce lost revenue.

Jimmy Carter: “Unaccounted-for water loss can be for a variety of reasons. Sometimes it’s simply an accounting error or possibly faulty meters, but many times it is leakage in the pipes.

Water agencies are doing a great job of educating home owners and business owners on ways to conserve water by providing
water conservation tips, 20 gallon challenges, irrigation systems
that are more water friendly, and recommendations for landscapes that require minimal water. Water conservation programs, leak surveys, and new monitoring technologies all help to protect one of our most precious resources – water.”

• Be sure to check all your exterior hose bibbs to be sure that one hasn’t been left on. Unfortunately, we occasionally find that this is the problem. You don’t want to have to pay a service call from a leak specialist for something so simple.
• To check for toilet leaks: Place a dye tablet, food coloring, milk, half and half, or milk of magnesia into a toilet tank full of water. Wait for a few minutes to see if it seeps down into the bowl area. If it does, you will need to repair or replace the flapper valve.
• If you have a two-piece toilet (separate tank and bowl), take some toilet paper and work it into the open area between the tank and the bowl. Check for water prior to and after flushing. If it is dry prior to flushing, recheck again after flushing. If it is wet, this will confirm a leak occurs during the flushing cycle.
• Turn on all of the faucets, one by one. While the water is running, move the faucet handle back and forth. Look for water leakage around the valve stem and faucet spout. Check your outside hose bibs too.
• When checking the faucets, be sure to look at the drain piping under the sink as water flows through the drainpipes.
• If you have lever operated water-stopping devices (plugs) in sinks and tubs, work them open and closed while the water is running. Look for leaks in these movable parts where they connect to the drain system.
• Be sure to run the dishwasher and garbage disposal and check for visible leaks during usage.
• Look at walls where pipes stick out. Look for discoloration, moisture, and sponginess.
• Hopefully, the water heater is equipped with a safety relief valve (known as a temperature/pressure valve). Be sure to check the exit end of the valve or valve piping for leaks or drips. If the valve is equipped with a hand operated check lever, flush the valve for a few seconds ONLY if it is piped to a safe area that will not run water onto floors or walls. The valve should not leak. If it does, replace it.

author: g2thek2thea

Property managers have many responsibilities for the properties they oversee, including property infrastructure integrity. When property managers do not bill their tenants for water usage, it is important to make sure there are no leaks in the system. You may want to consider sub-metering for your system so you can track usage, and proactively seek out reports of high water usage to discover if it is due to tenant behavior, a running toilet, or worse, a compromised plumbing system.

Check out these resources for more information on saving water and money:

• Water Conservation Tips
• LeakBird.com
• Green Property Management Field Guide
• Property Management Tips

If you cover the water bills for your property you may want to do an audit on your system to find out what is normal water usage. Then when you get the monthly water bill you should be able to see if there is something unusual. You could track your water usage in a spreadsheet to see over time if there are seasonal spikes. Seasonal spikes could be from different sources. In the winter its possible to have freezing pipes burst and increase water bills. In the summer, you may have tenants in apartments washing cars, or kids using more water for water fights. As many areas are on drought alert, make sure you are doing your part to conserve water and your money.

Don’t wait to have a $1,000 water bill, check your meter to make sure you are not wasting your water and money.

Also, check out more tips for dealing with freezing pipes.