Southwest Plumbing

Plumbing Annual Maintenance Service
Only $129.95
(click here for online Service Agreement)

Our Annual Maintenance Service Agreement is designed to inspect your home plumbing system and anticipate failure before it happens.
As your home is probably the largest investment that you have made, the $129.95 cost of annual maintenance is far exceeded by it’s value in savings to you, plus your peace of mind.

Listed below are the things we inspect, the things we do, and the reasons why we do them.

1. Water Heater Flush
The water in this area is quite hard and when it enters the heater that hardness, made up of calcium and magnesium comes out of solution and settles to the bottom where it slowly builds up.  In the case of an electric heater this slurry type substance can cover the elements and cause them to fail sooner and have to be replaced. The slurry that collects on the bottom of both gas and electric heaters causes greater energy consumption because this slurry has to be heated before the water is heated. This is like having to heat a fire brick before heating the water, causing higher energy bills. Build up of this slurry can also cause the tank to leak sooner.

By draining the water heater regularly most of these problems can be lessened and a cost of savings realized. Some heaters sre so full of slurry that they cannot be drained and may need to be replaced. The cost of calling to have your water heater drained alone is $116.00, so the savings are real. In addition there are many safety devices on your water heaters that if installed properly help avoid malfunctions, however many of these safety devices were never installed properly in the first place. We will check all of those.

2. Water Heater – The Pilot Light
It is inspected to see that it is in the right position, burning properly, and the burner is inspected for proper combustion.

3. Water Heater – Gas Leak
We inspect for gas leaks to make sure no raw gas is escaping that could cause illness or a fire.

4. Water Heater – Water Leaks
We check the water heater itself for leaks. Often water heaters are located in places where a leak is not noticible. If a leak does occur and goes unnoticed, extensive water damage can occur.

5. Water Heater – Drain Down Valve
We make sure the drain down valve for the water heater is working properly in case there is a need to drain the tank for repairs or replacement.

6. Water Heater – Temperature Relief Valve
The proper operation of the temperature relief valve is critical . If the water gets too hot or there is too much pressure the valve opens to avoid the heater exploding causing injury and damage. If the valve opens but is improperly piped, all this water will enter the house, this is the equivalent of bringing a garden hose in the house and letting it run.

7. Water Heater – Venting
We check all the venting on gas water heaters. The venting is designed to take harmful gases outside. This is what we find improperly installed most often. If not vented correctly combustible gas can enter the house causing illness and in extreme cases death. Carbon dioxide is a silent killer because it is odorless and can put one to sleep. We check for proper installation and for the presence of carbon dioxide.

8. Toilets
We make sure the toilets are not leaking by putting dye tablet in the tanks, If the dye appears in the bowl, there is a leak. Even small leaks can be expensive.

9. Faucets
We check all faucets throughout the house for leaks.

10. Drain Lines, Supply Lines and Cut Off Valves
This is the plumbing underneath your sinks. We check all drain lines, water supply lines and cut off valves under all the sinks. Most sink cabinets are not checked regularly. A leak that has been going on for a short time or a long while can cause damage to the cabinets and get behind the cabinet into the walls, causing mold and mildew and in extreme cases structural damage. By checking the shut off to the faucets we assure that in emergency the water can be shut off to the sink quickly, minimizing damage.

11. Washing Machine
We inspect the hoses and cut off valve to the washing machine for signs of swelling or cracking to insure they are not ready to burst.

12. Caulking
We make sure the caulking in the tub and shower areas is not cracked. If the water gets behind the wall it can cause mold and mildew and in extreme cases structural damage.

13. Water Test
We test your water for hardness and other substances. Certain substances in your water are harmful to the plumbing system and in some cases to your health. A great cost savings can be had if the proper water treatment equipment is installed.

14. Outside Cut Off
The outside water cut off is located, inspected for proper operation and shown to the customer. Many people are do not know where their cut off is or how it operates. In some cases an owner cut off does not exist. In case if emergency it can take the water company a while to come turn the water off, during which time there can be great damage and expense to your property. Knowing how to shut off your water is important.

In recent years the insurance companies have changed their policies on water leaks and related damage, it is advisable to check your policy and see where you stand. Our Service Maintenance agreement is designed to check for potential problems and stop them before they start, to maintain the plumbing system and to protect you, the customer from costly emergency repairs.