Professional Plumbers in Saanich, BC

You could have a problem with one of the thermostats in your water heater, which can result in water that is too cold, or too hot. The dip tube in your water heater may have ruptured causing cold water to short circuit through the heater. If there is no pressure on the hot side as opposed to simply low temperature, you may have a malfunctioning heat trap, which is a device designed to limit thermal migration from your heater into the water distribution system in your home. You could also have a malfunctioning heater element, which isn't heating the water as it should. Our plumbers are trained to identify all of the above issues and more.

We do our best to help the planet where we can, from reducing paper use to ride sharing whenever possible for our techs. We do not use harsh chemicals to clear drains, which is not only good for the environment but also for your piping. We recycle water heaters, toilets, faucets etc and refurbish used plumbing parts for use in community low income housing whenever possible.

Your water heater has a device called a temperature and pressure relief valve which is set to open at 150 psi. A little bit of water on the floor that comes and goes is likely due to the water pressure in the house reaching 150psi which can be due to a number of reasons. The BC Plumbing code states that the water pressure in a residence should not exceed 80 psi as anything higher puts you at risk for burst pipes/fittings/faucets etc. There are a number of things that can be done to keep the pressure in your home within an acceptable range including installation of a potable expansion tank, or thermal relief valve.

It is recommended that you turn off your main water shut off while away, however this may cut the water off to an outside irrigation system if you have it. If turning off the main water supply is not an option, turn off the shut off valve to your water heater and the shut off valves to your clothes washer as these items are some of the most likely to burst while you're away. At HomeWise Plumbing, we offer life-time warranty burst-proof water heaters, 'Floodstop' shut off valves that close automatically when they detect a leak, which are great if you forget to turn these items off before leaving. If you need help to get things turned off or on call our office to speak with a plumber - we're always happy to help.

The two most common repairs or maintenance items on a two-piece toilet are the fill valve and the flapper, which usually last about 8 years. Tank-to-bowl gaskets should be replaced every 10 years or so. As to whether the average person can change these themselves or not depends on the individual, and on their housing situation. For instance, most strata complexes demand that plumbing repairs be done by a licensed plumber.