THE HOUSE DETECTIVE
Hot water circulation pumps
DEAR BARRY: In a recent column, you replied to a question about hot water circulation pumps that can cause pinhole leaks in the copper elbows because of high velocity and air bubbles. You then suggested that when circulating pumps are installed it would be advisable to use type L or K copper pipe, instead of type M, as they are thicker gauge and could prevent wear and leaks. But since the leaks occur on the elbows, are not the same elbows used for all three gauges of copper pipe? Orlando
DEAR ORLANDO: You have just won the cigar of the month, and your point has been confirmed by several plumbing supply companies. Although copper pipes come in various gauges of thickness, the fittings come in one gauge only. This would seem to negate the benefits of having various gauges of copper pipe, and I appreciate your calling this disparity to my attention and that of other readers.
This also affirms the importance of avoiding high-velocity circulation pumps in hot water systems. However, determining the right size of pump depends upon several variables, including the lengths and diameters of the piping, as well as the distances from the water heater to the various faucets and other fixtures. Based on these dimensions, a qualified plumber can run calculations to determine the proper pump capacity for a particular plumbing system. Those who prefer to do their own calculations should refer to the following website: http://jmpcoblog.com/ hvac-blog/domestic-hot-water-recirculation-part4-pump-sizing-example
DEAR BARRY: When we bought our home, we were advised against having a home inspection because the house was only two years old. After closing escrow, we had recurrent plumbing problems and noticed a foul odor in portions of the house. When we called a plumber, he found raw sewage and an open toilet drain in the crawlspace. What's more, it turned out that most of the drain piping was improperly installed. Had we hired a home inspector, would these problems have been found? Janie
DEAR JANIE: The plumbing problems you have described would have been routine discovery for a qualified home inspector. Whoever advised you against an inspection certainly did you a disservice. There is no such thing as a home that is too new or too well built to benefit from a professional inspection.
In spite of numerous consumer affairs articles published over the years, many people still make the mistake of buying a home without having it inspected, investing the better part of their life savings without knowing the property's true condition.
A qualified home inspector routinely evaluates visible building components, from the roof to the foundation, including the plumbing, heating, and electrical systems. Also covered are fireplaces, built-in appliances, drainage conditions, overall safety, and much more. In addition, a knowledgeable inspector provides valuable suggestions for preventive maintenance.
Considering the high cost of real estate today, an inspection fee is a small price to pay. It can save thousands of dollars and years of regret.