April 19, 2010
Dear Ken: When is a safe date for turning on my sprinkler system? John
A hard date rule of thumb that seems to work year after year is to wait until Mother's Day. Before that, there is always a risk of a sudden freeze. That's why I recommend that you have a quick on/quick off setup for your sprinklers-so you can water during these seasonal transition times-plus you can easily winter water, which an absolute must over a dry cold season.
In my case, to un-winterize and then re-winterize my system, I simply turn two valves: the drain in the furnace room and then the main valve feeding the system. A plumber can modify yours accordingly.
Dear Ken: We're looking to buy a 12 year old house that sits on bentonite soil. There are some cracks, but they've been patched and the movement appears to have stopped. What do you think? David
Bentonite soil, as you know, swells when it gets wet. That can affect the underlying structure of the house-both the foundation and the concrete floors. It sounds like there were some water and drainage issues, but apparently they've been modified or repaired to keep water away from the house.
A home this young will have an extensive record of soil testing and engineering recommendations to mitigate expansive soil movement. Ask for this paperwork and check the recommendations against the actual landscaping and drainage configurations you see now. I'll bet the owners have done all the right things, since you say there is no more activity.
After you move in, pay strict attention to the output and location of downspout extension pipes, keep the soil sloped away from the foundation, and avoid water-loving plants near the house. In fact, it's a good idea to install three or four feet of dryscape around the perimeter for houses in these troublesome soil areas.
Dear Ken: How can I convert my gas fireplace back to wood? Is it something I can do myself? Phil
It's fairly easy. Turn off the gas valve that serves the fireplace. It may be recessed in the floor or wall and may need a key to operate it. Then simply unscrew the union in the pipe next to the gas log set and remove it. Here's the important part: Seal the pipe with a steel cap you thread on to its end. Use some yellow Teflon tape or the appropriate plumber's sealant to seal the threads. Then turn the gas back on (temporarily) and test for leaks with some soapy water.
Next, shine a flashlight up into the damper area of the fireplace. You'll see a little clamp that holds the damper open. Put on some rubber gloves, and then remove it.
Here's another possibility that you may like. Unscrew and totally remove the pipe that feeds into the fireplace. You can then use some fittings to reorient it back towards the patio. After you change the little orifices in your gas grill, you can hook up that natural gas pipe. That way, you'll have a perpetual supply of fuel-so you won't run out of propane just as you put the steaks on.
Dear Ken: I put in a sprinkler system. Whenever it rains or gets wet, the GFI breaker in the garage trips. What do you think is going on? Dave
I'm not sure if there is a relationship between the tripping breaker and the new sprinkler system, but I have a feeling that you have an old GFI. When these safety devices were introduced in the late 70's, they were very touchy. Sometimes simply the presence of fog in the neighborhood would trip them. Later on, of course, we started using integrated circuit technology (chips) inside these gadgets, and they have become much more stable.
Like all electro-mechanical devices, these GFCI circuit plugs age and become much less reliable over time. You can buy a new one for around $12 at the hardware store; replace it and see if the wet-weather tripping stops. If it doesn't, check all your 120 volt connections to make sure they are both weather-proof and spliced professionally.
