Farm Water System
This is for infomation only. We really don't want people going down in the winter (after mid-October) once the water system has been drained and the house closed down until it's re-opened in the Spring. We have had multiple times when water lines froze and it cost $600 last time. You need to talk to Dann or Dennis if you want to go down after system has been drained.
During warm weather just turn on main breaker and then make sure pump breaker is on. In short order you will have hot & cold water – if no hot water check water heater breaker. During cold weather / off-season, there's alot involved in opening and closing the Farm. If you're not experienced draining the systems, please plan your visits between April and the first frost, usually by October. If you are experienced draining the system to winterize, follow these arrival and draining instructions. If it was drained when you got there – drain it when you leave. Occasionally the valve from the hot water heater has been closed – check that if there’s no hot water.
On Arrival:
Turning a valve clockwise closes the valve and counter-clockwise opens it.
1. Close 4 outdoor spigots, 2 above drain hole tile crock & 2 outdoor spigots by the side kitchen door.
2. You can now turn on breaker for pump and fill water system.
3. When water is running turn off all indoor faucets.
4. Wait a while for water heater to fill -15 min. - and then turn on breaker for water heater. You can leave hot water handle at bathroom sink slightly open to facilitate hot water heater filling (allows air to get out of pipes & tank).
You’re ready to go.
5. Check now if there is anti-freeze in hot water heater closet. If there isn’t go over the mountain to the store or to Paint Bank to get some. You don’t want to wait until your rushing to leave.
System check: if you here water gushing outside in crock behind house and pressure is low. There is a clay lined crock (or drain hole) with an aluminum cover on the back of the house beneath the outdoor shower spigots. There are 2 valves in the hole; the top one is a drain valve. Leave the bottom one open. The top valve should have been opened to drain system and then closed by turning clockwise when system was drained – if water is coming out, close it.
Draining System:
Turning a valve clockwise closes the valve and counter-clockwise opens it.
If there is no antifreeze in closet with water heater, you need to go over the mountain to the store or to Paint Bank to get some.
1. Turn off hot water heater breaker in circuit panel.
2. Turn off water pump breaker.
3. Open –and leave open - all inside faucets (kitchen sink, bathroom vanity, shower) & 4 outdoor spigots (both hot and cold sides). Two on backside of house over drain crock & two on side of house by kitchen side door. If you don’t open faucets, vacuum will hold water in pipes and burst when it freezes (ask Bill). Outside spigots are low point drains for system.
4. Sinks (kitchen, bath vanity, shower) have a trap under them that you can’t drain; you pour a cup of antifreeze down the drains to prevent their freezing.
5. Flush toilet and then get as much water as you can out of the tank. Pour a cup of antifreeze in the tank and the toilet bowl.
6. Go outside. There is a clay lined crock with an aluminum cover on the back of the house beneath the outdoor shower spigots. In the hole are two valves. The top valve has a broken handle and is the one you need to open to complete the draining. (As the bottom valve is always left open, you don’t need to change it!) There is a pliers you can use on top of the water heater and other pliers in the closet in the living room. You may need to get a scoop and bale the water out of the hole so that water is below the top drain valve and you can tell when you have drained the system. After the water is baled out turn the valve counter clockwise and you will drain the system. Wait awhile and bale water out of hole until valve is above water. Close valve.
You’re done. If you have trouble call Dann at (540) 798-1212
Dennis at 703-577-7575
This is for infomation only. We really don't want people going down in the winter (after mid-October) once the water system has been drained and the house closed down until it's re-opened in the Spring. We have had multiple times when water lines froze and it cost $600 last time. You need to talk to Dann or Dennis if you want to go down after system has been drained.
During warm weather just turn on main breaker and then make sure pump breaker is on. In short order you will have hot & cold water – if no hot water check water heater breaker. During cold weather / off-season, there's alot involved in opening and closing the Farm. If you're not experienced draining the systems, please plan your visits between April and the first frost, usually by October. If you are experienced draining the system to winterize, follow these arrival and draining instructions. If it was drained when you got there – drain it when you leave. Occasionally the valve from the hot water heater has been closed – check that if there’s no hot water.
On Arrival:
Turning a valve clockwise closes the valve and counter-clockwise opens it.
1. Close 4 outdoor spigots, 2 above drain hole tile crock & 2 outdoor spigots by the side kitchen door.
2. You can now turn on breaker for pump and fill water system.
3. When water is running turn off all indoor faucets.
4. Wait a while for water heater to fill -15 min. - and then turn on breaker for water heater. You can leave hot water handle at bathroom sink slightly open to facilitate hot water heater filling (allows air to get out of pipes & tank).
You’re ready to go.
5. Check now if there is anti-freeze in hot water heater closet. If there isn’t go over the mountain to the store or to Paint Bank to get some. You don’t want to wait until your rushing to leave.
System check: if you here water gushing outside in crock behind house and pressure is low. There is a clay lined crock (or drain hole) with an aluminum cover on the back of the house beneath the outdoor shower spigots. There are 2 valves in the hole; the top one is a drain valve. Leave the bottom one open. The top valve should have been opened to drain system and then closed by turning clockwise when system was drained – if water is coming out, close it.
Draining System:
Turning a valve clockwise closes the valve and counter-clockwise opens it.
If there is no antifreeze in closet with water heater, you need to go over the mountain to the store or to Paint Bank to get some.
1. Turn off hot water heater breaker in circuit panel.
2. Turn off water pump breaker.
3. Open –and leave open - all inside faucets (kitchen sink, bathroom vanity, shower) & 4 outdoor spigots (both hot and cold sides). Two on backside of house over drain crock & two on side of house by kitchen side door. If you don’t open faucets, vacuum will hold water in pipes and burst when it freezes (ask Bill). Outside spigots are low point drains for system.
4. Sinks (kitchen, bath vanity, shower) have a trap under them that you can’t drain; you pour a cup of antifreeze down the drains to prevent their freezing.
5. Flush toilet and then get as much water as you can out of the tank. Pour a cup of antifreeze in the tank and the toilet bowl.
6. Go outside. There is a clay lined crock with an aluminum cover on the back of the house beneath the outdoor shower spigots. In the hole are two valves. The top valve has a broken handle and is the one you need to open to complete the draining. (As the bottom valve is always left open, you don’t need to change it!) There is a pliers you can use on top of the water heater and other pliers in the closet in the living room. You may need to get a scoop and bale the water out of the hole so that water is below the top drain valve and you can tell when you have drained the system. After the water is baled out turn the valve counter clockwise and you will drain the system. Wait awhile and bale water out of hole until valve is above water. Close valve.
You’re done. If you have trouble call Dann at (540) 798-1212
Dennis at 703-577-7575