January 30, 2012

How to winterize your outside faucets

By Reuben Saltzman for Zillow

(Continued from page 1)

Here’s a hint:

On older houses with no insulation at the rim space, there can be so much heat loss occurring here that the outside faucets never get cold enough to freeze.  I call this “two wrongs making a right.”  It’s certainly not a reliable method of preventing freeze damage, but it does seem to work.

Vacuum breakers complicate things .

The problem with external vacuum breakers (aka backflow preventers) is that they don’t allow all of the water to drain out.  After the water is turned off and appears to have drained out, the rubber seal in the vacuum breaker will still trap enough water to destroy the vacuum breaker, which will cause water to spray out all over the place when the faucet is used again in the spring.

There are two possible solutions: remove the vacuum breaker in the fall, or drain the water out of the vacuum breaker.  If the vacuum breaker will just unscrew from the sillcock, go ahead and take it off in the fall.  The problem with this is that vacuum breakers are often designed to be permanently installed.  They have a little set-screw on the side that gets tightened down until it breaks off, making it so the vacuum breaker can’t be removed.  If your vacuum breaker leaks every time you turn on your faucet and you need to replace it, there is still a way to remove it without destroying your faucet – I made a video showing how to do it.

If the vacuum breaker can’t be removed or you don’t want to hassle with removing it, no problem;  there is still a way to drain the rest of the water out.  If you look up inside the vacuum breaker, you’ll notice that there is a small white plastic post.  Just push this post to the side, and the rest of the water will drain out.  The video below shows how this works.

If the vacuum breaker doesn’t have that white post, it may have a plastic ring that will allow it to drain.

Reuben Saltzman, Structure Tech Home Inspections, Minneapolis, Minn., is a second-generation ASHI Certified Inspector whose experience with home remodeling and construction began at age four when he helped his father steam wallpaper. He has worked for Structure Tech since 1997 and joined ASHI in 2004. Visit his blog at www.structuretech1.com/blog/.

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