Winterize Your Hose Bibs

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC

Every winter, and depending on where you live maybe even before right now, you must winterize your exterior hose bibs.  That demands that you turn off the handle of the interior valve which services each hose inside.  Then you must open the handle of the hose bib outside.  And if you loosen or remove the cap of the bleeder valve inside it will break the vacuum inside the pipe and drain any water out.

Let me show you a picture.

The little bleeder valve is seen on top of the copper pipe just under the black and white drain line.

The blue handle, somewhat hidden behind that pipe is the turn-off valve.

If you turn it off..

oh, oh, wait...

That valve services the dishwasher.

It's the right one to use for a hose bib shut off, but not necessarily for a dishwasher.

And that tube is the hot-water tube and services the kitchen sink with hot water.

AND the hose out back...  on the deck... and there's no shut-off for the hose even though it's hot water.

Did they really want to use hot water for the hose out back?  Gee, maybe this wasn't the most instructive example of how to winterize...      (;>)

Well, in the winter, before it gets too cold, you want to do what I said above for all your exterior hose bibs.  And this one?  This one will just have to be thought about again...  And good luck with it!

My recommendation:   Winterize your hose bibs every fall so your pipes will not freeze and break.  Plumbers count on your not doing that!  And if your pipes break it is a huge mess.

As to the other kind of mess above, well, welcome to my world!

 

 

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


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Re-Blogged 11 times:

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Show All Comments
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

They work fine here too, until we have a real cold snap, 5 degrees or less Steve.  And we have them every year.

Nov 08, 2010 06:25 PM #49
Rainmaker
446,481
Vickie McCartney
Maverick Realty - Owensboro, KY
Broker, Real Estate Agent Owensboro KY

Hi Jay~  I am thinking that my husband has taken care of this, but I better make sure!  Thanks for the reminder!

Nov 08, 2010 08:58 PM #50
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Vickie - I bet he has.  But if not, now you have something to add to his list!

Nov 08, 2010 09:01 PM #51
Rainer
61,007
Loren Green
Greens Home Design L.L.C. - Buckeye, AZ
Phoenix Home Inspector & Designer

Jay - The pipe that froze is the main shut off to the house.  If it is turned off then there is no water to the house and it can still freeze because it is outside.  I lived here 6 years without any insulation on it without any problems.

Nov 09, 2010 10:21 AM #52
Rainmaker
1,264,044
Gene Riemenschneider
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes

Thank God I live in a warm weather location where at it's worst we have never been below 30.

Nov 09, 2010 12:42 PM #53
Rainer
56,607
Dennis & Terri Neal
RE/MAX, Big Bear - Big Bear Lake, CA

In my area we have a "Stop and Waste" valve that helps you drain the whole house. If you leave tha water on in the winter while you are out of town and your heater goes out you could come home to a flooded house or three feet of ice. Unbelieveable, but I've seen it happen.

Nov 09, 2010 12:57 PM #54
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Yikes Loren!  If that thing breaks it is a big problem quickly!

You are lucky Gene, but go ahead and winterize anyway!

Dennis and Terri - I have never heard of that happening.  What a huge deal that would be...

Nov 09, 2010 01:03 PM #55
Rainer
198,485
Dörte Engel
RE/MAX Leading Edge - Bowie, MD
ABC - Annapolis, Bowie, Crofton

Dear Jay,

Good idea, but I still water once in a while. Once it gets really nippy, I'll get to it.

Nov 09, 2010 01:59 PM #56
Rainer
24,083
James Randall
Palm Bay, FL

Just another reason to be thankful that I live in Florida!

Nov 09, 2010 02:10 PM #57
Rainmaker
205,748
Tom Waite
Thomas Waite Real Estate Broker - Cypress, CA
So Cal-Apartment Bldg Investments

Hose bibs?  What about my Roof Jacks?

Do they need winterizing, too?

Nov 09, 2010 02:23 PM #58
Rainer
23,207
Susie Johannes
Keller Williams Arizona Living Realty - Lake Havasu City, AZ
SFR

Oh boy...more things to worry about! Water damage is the worst, so thanks for the post!

Nov 09, 2010 02:26 PM #59
Rainmaker
823,981
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
your real estate writer

I'm sure glad my husband tends to all that "stuff," but our outdoor spigots are all on frost free hydrants... they work great as long as no one lets the water drip or leaves a hose attached. Then the frost can go all the way down and freeze the valve 4' underground. No fun.

Nov 09, 2010 04:29 PM #60
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Dorte - up to you!  But don't forget it altogether!

James - not too much heavy freezing going on there, so you are safe.

 

Nov 09, 2010 04:44 PM #61
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Tom - can you winterize too much?  Probably not...

Susie - you are welcome.  And this can become a huge worry if not done!

Marte - 4' deep and you are probably very safe!

Nov 09, 2010 04:48 PM #62
Rainmaker
819,443
Lyn Sims
RE/MAX Suburban - Schaumburg IL Real Estate - Northwest Suburbs of Chicago - Schaumburg, IL
Schaumburg Homes

LOL, a new kind of gardner using hot water. I had a house where the tenant didn't do this & in the spring I turned on the hose outside & nothing came out.  Wrong .... it was coming out the other side of the wall inside the bathroom wall! Not fun.

Nov 09, 2010 07:44 PM #63
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

That's what happens when it freezes Lyn.  It is a huge, huge mess and very damaging.

Nov 09, 2010 08:14 PM #64
Rainer
639,029
Carl Winters
Canyon Lake, TX

Fortunately we don't have it cold enough here in our area of  Canyon Lake and The Texas Hill Country.

Nov 09, 2010 08:16 PM #65
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

C&C - probably not an issue for you!  And for some parts of the country my post is too late!

Nov 09, 2010 08:20 PM #66
Rainmaker
261,532
Wayne B. Pruner
Oregon First - Tigard, OR
Tigard Oregon Homes for Sale, Realtor, GRI

This is good advice Jay. It appears that there is a water leak in your photo.

Nov 14, 2010 06:24 PM #67
Rainmaker
1,242,237
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

There were a lot of previous leaks and staining Wayne.  Thanks for stopping by!

Nov 14, 2010 06:36 PM #68
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Rainmaker
1,242,237

Jay Markanich

Home Inspector - servicing all Northern Virginia
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