Welcome to Ben Franklin Plumbing Orem

The temperature of my hot water seems to be higher than what I think it needs to be.

The new standard temperature that manufacturers use when pre-setting your hot water heater at the factory is typically 120°F. This is a sufficient temperature for most households. If you have an older model, you can set the thermostat at medium. Gas models usually have a dial on the front of the gas valve. Electric models have thermostats (there may be two) that are concealed behind the two panels on the side of the tank. You can adjust the temperature to meet your needs. Keep in mind that hot water also helps in minimizing the growth of bacteria. Consult your Benjamin Franklin Plumbing® professional for the recommended temperatures for your particular needs.

NOTE: Turn off the electricity to the water heater before performing any personal maintenance. There can be exposed wires behind the panels that may result in extreme shock.  

What does it mean when I hear a rumbling sound coming from the water heater?
Rumbling sounds can be an indication that sediment has built up on the bottom of the water heater. Water can become trapped in this sediment and begin to boil. This means the water heater is not operating efficiently and the sediment isn’t allowing the heat to transfer to the water in the tank. You may try draining a few gallons of water off the bottom of the water heater tank. This is done by attaching a drain hose to the valve at the bottom of the tank. Allow it to drain for about five minutes. Many newer models of water heaters have a new feature that prohibits the buildup of sediment in the tank. If your heater is an older model, it may be cost effective to replace the water heater if the buildup is severe.
Contact Benjamin Franklin Plumbing® for membership opportunities in our Ben Franklin SocietyTM, for year-round maintenance of your water heater.

WARNING: Hot water is dangerous. Discharge the water into a floor drain, laundry tub or bathtub. Hot water will kill your grass if allowed to run on your lawn and will also crack a toilet bowl if discharged into the toilet. Turn off power to water heater prior to draining.

What happens when roots get inside drain lines?
If left undisturbed, roots from shrubs and trees will completely fill a pipe with multiple hair-like root masses at each point of entry. These root masses quickly become clogged with toilet tissue, grease and other debris flowing from your home to the main sewer, resulting in reduced flow, slow running drains and in most cases a complete blockage. Once roots have entered the pipe, they continue to grow and expand, exerting considerable pressure at the crack or joint. This increased pressure often breaks the pipe and may result in total collapse, which requires repair or replacement. Some pipe materials are more susceptible to root intrusion than others. Clay tile pipe is easily penetrated and damaged by tree roots. Concrete pipe and PVC pipe may also allow root intrusion, but to a lesser extent than clay pipe. PVC pipe usually has fewer joints and the tightly fitted joints are less likely to leak as a result of settlement around the pipe.  Allow Benjamin Franklin Plumbing® to use state-of-the-art inline drain cameras to view and record your drain problems with roots. 

What is the white substance around my shower head and faucet?
The unsightly buildup is mineral deposits. To remove these deposits from the showerhead, take a plastic bag and pour a cup of vinegar in it. Place the bag over the showerhead and use a twist tie to hold it in place overnight. In the morning, remove the bag and use an old toothbrush to gently scrub off the deposits. You might be able to remove the aerators from the faucets and allow them to soak in the vinegar overnight. Your Benjamin Franklin Plumbing® professional can explain to you all about the water softening and conditioning options available to you through our H2O Harmony system.

How do I eliminate the foul odor coming from my garbage disposal?
This is a common plumbing troubleshooting question. Foul odors occur from a buildup of food debris within the disposal. To eliminate odors, place ice cubes and lemon peels or orange peels in the disposal, and run for 30 seconds. Next, squirt a little liquid dish detergent into the disposer while it is still running. Finally, run cold water for about 30 seconds to rinse all the debris away.