To: Shumway Owners
From: Shumway Board of Directors
Subject: Recommended Home Preparation for Extended Absences, REV 1
Date:
This memo addresses whether it is better to leave the unit main water valve “OFF” rather than “ON” during extended absences.
We have done some additional inquires with the plastic piping manufacturer who supplied Shumway’s water system piping and fittings, as well as a valve manufacturer for standard residential gate valves like those used for the main water valve and the angle shut-off valves under sinks and toilets.
Both manufacturers see no real risk with shutting off the water system for extended absences, and state this is done with regularity. But the piping manufacturer does favor a restoration process that leaves the hot and cold sink faucets “open” while the main water valve is slowly opened. This allows air to escape the system and reduces hammer in the piping system that could place added stress on the system. Note that the latter process is not required, but is recommended.
After restoring the water, inspect the water heater closet and under all sinks and toilets for leaks. Repeat this inspection in 30 minutes.
The valve manufacturer also stated that it is important to operate all valves annually, just to prevent mineral build-up on the valve stems. Close each valve fully and open again. Now when you need to shut them off to stop a leak, or do repairs and modifications, they will work as intended.
All home owner insurance companies have different recommendations and requirements, so be sure to check with yours to make sure they do not “require” the water system be left “ON” during an extended absence. Some insurers do “recommend” that the water stay on for various reasons not usually applicable to our stacked unit construction, but we have not found any that “require” that the water be left on.
Barring any insurance requirements, you and your lower neighbors will be exposed to a much lower level of risk with the water off during an extended absence.
The recommended minimum temperature for winter absences has also been revised from 50 to 55 degrees. This is to insure protection from freezing, moisture damage to paint and sheetrock, and to protect against mold.
Revised check list attached. Revisions marked with an underline or bar in the margin. Please replace the check list you recently placed in your Shumway Directory.
Ken Allender, HOA President