Preventing water leaks in your home

There's not much mobile homeowners can do to prevent weather-related damage to their residences. If a snowstorm, tornado, hurricane, or windstorm directs its aim toward a particular home, the homeowner is left with little more than hope that the damage won't be significant.

But when it comes to water damage caused by not maintaining common household items like water heaters, commodes, and washer hoses, a little prevention can all but erase the possibility of a water-related disaster inside the mobile home.

Water Heaters

A slow leak can cause a water heater to rust and the surrounding floors and walls to decay. And the price tag from such damage can be significant: Water heater failures cost an average of more than $4,444 per incident.* Foremost's policies, like most other insurers, may not cover this type of damage. The good news is a little maintenance can help prevent leaks and the expensive repairs they usually cause.

*(source: Institute for Business & Home Safety, www.disastersafety.org)

Monthly

A basic test: Check if the water heater is leaking. Do you see any spraying? If there is a slow leak, it may not spray, but you could see water droplets or mist on the outside of the tank. Look at floors and walls for deterioration. A floor may feel soft and spongy. On a wall, deterioration could take the form of mildew, mold or just be soft to the touch. Corrosion and lime buildup on the pipes is a result of leakage and should be addressed.

Quarterly

If the water heater has shut-off and drain valves, make sure they open and close easily.

• The shut-off valve will stop water from entering the tank if there is a leak. The shut-off valve is on the pipe that leads to the top of the tank.
• The drain valve, used to empty the tank, is located at the bottom of the water heater.

Also check your mobile home's main water shut-off valve. If the water heater doesn't have a shut-off valve, your home's main water shut-off acts as its backup. Make sure it also opens and closes properly.

Twice a year

To eliminate sediment that settles at the bottom of the tank, flush the water heater two times a year. Hook up a hose to drain the tank (be sure the hose leads to a suitable drain). Or ask a plumber to do the job if you're unsure.

Anytime: Create maps to your shut-off valves and water heater

Make a diagram showing where the shut-off valves are located in your mobile home. It may sound like a tedious thing to do, but it will be a lifesaver later when you're on vacation and a pipe bursts, or the water heater explodes.

Place your map in an easy-to-spot location. Try somewhere where it will not get wet, like inside a kitchen pantry door or closet. Let people who are going to be watching your home while you're away know where to find it.

Likewise, every mobile home has different locations for the water heater. Most mobile homes have individual shut-offs for sinks and toilets - but some don't. In some mobile homes, one valve controls everything. Be prepared with your map and place it where it can be easily spotted.

Anytime: Use your senses — listen and smell

If you hear any popping, crackling, or other loud, unusual noises coming from the water heater, it could signal an electrical problem. Call an electrician. A professional is the best person for the job. If you smell gas, call your energy provider and fire department immediately. Gas leaks are dangerous.

Anytime: Install a drip pan

A drip pan, which costs around $10, sits underneath the water heater and catches dripping water. It then drains outside the mobile home or into a suitable drain. The water heater must be removed and reset to install the drip pan. It is best to call a plumber for this. The ideal time to install a pan is when the water heater is being replaced.

Don't ignore maintenance on toilets

Toilet failures are the second leading source of residential water losses after plumbing supply line failures, costing an average of $5,584 per incident after the deductible was paid.*

*(source: Institute for Business & Home Safety, www.disastersafety.org)

The simplest way to prevent water damage from a toilet failure is to remain near the bathroom until the tank and bowl have refilled after flushing. You can follow these additional maintenance steps to prevent this most un-welcome of messes:

Always

• Don't flush foreign objects!
• Do not keep flushing a clogged toilet.
• Watch the flow rate after you flush — if it's slow, it may signal a blockage.
• If the water supply line (the pipe coming out of the floor or wall) has a leak, turn off the valve. If the toilet doesn't have a shut-off valve, your mobile home's main water shut-off acts as its backup.

Periodically

When doing these periodic checks, call a plumber if you notice anything wrong.

• Look and make sure the toilet is resting level.
• There should be no condensation around the bowl.
• Check around the base for signs of leakage.
• Check the supply line connection to make sure it's secure.
• Pay attention to water running in the toilet tank between uses. This can be a sign internal components are beginning to fail. The most common problem is a leaking flush valve.

Quarterly

• Inspect the components inside the toilet, including lifting the toilet tank lid to ensure the fill and flush valves operate properly.
• Close and open the supply valve to the toilet. Make sure it's free of rust and operates smoothly. If not, call a plumber to replace it.
• If you have your own septic system, run a septic cleaner through it (quarterly or as recommended).

Every 1-3 years

• Have your septic tank cleaned by a professional.

Washing Machine Hoses Need Your Attention

When you do a load of laundry, water enters into your washing machine from the hot and cold water supply lines. The water flows through washer hoses, which are connected to the back of the washing machine. The hoses have to remain tightly connected to the water supply valves for the best possible performance.

Washer hoses need to be checked for leaks so they don't wind up bursting. Eventually they need to be replaced.

Monthly

Inspect the hoses monthly for unusual wear and tear, like dryness, cracking, and a brittle feel. Check clamps (the ends of the hoses) for rust and signs of corrosion.

Make sure there is room for some give in the hoses that will allow for movement of the machine during the cycle, which may be needed when washing a heavy object like a rug or blanket. The hoses should have enough flexibility so they don't come out of the wall and spray water everywhere.

While you're at it, examine the drain hose, also in the back of the washer and tucked into the mobile home's main drain line. Make sure the drain hose is secure and won't move about — even as the washer agitates or drains. Glance at it now and then to be sure it remains intact.

5-7 years

Replace both the washer hoses every five to seven years, even if they appear to be in good condition. Replacing them involves getting behind the washer and disconnecting the water supply. If you're uncomfortable attempting this on your own, ask a plumber for assistance. Even if you follow these maintenance suggestions, you could still experience water damage inside your mobile home. While we hope the tips listed here help to reduce any future losses, we do not consider them to be a cure for all future water problems. If you do have a loss and need to file a claim, the terms of your policy will apply.

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