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If the situation was in November, "See you in May" I would blow out the lines, but the cabin is used two or three weekends a month during the winter and the 'average' low temperature is seldom less than 28 degrees.

The water system is a small system with about 35-homes. A 1" line has a shut out valve about 30" under the ground level (way below frost line) and enters the garage at floor level. The first time I ever got a freeze stop was in the garage and put heating tape on that area and never had another...

I've had a cabin in a snow zone (3500' ASL) for 35-years. House was designed with plumbing exposed in the crawl space which doesn't get below 40 degrees. Previously I've had no frozen pipes because I leave the cabin at 50 degrees and drip the faucet. There can be some outages during the...

I've road a ladder down from 16', held on tight, bounced around a few time, and since I could feel my toes figured I had survived. Not been on one since. The house was designed for a typical snow load in the Cascades so I will be content to just let it melt.

Scott came through and visited the cabin Sunday Morning. No leaks!! I will sleep well tonight.

Tall Daughter told me yesterday that her husband could go to the cabin in the Cascades on Sunday and check if there are frozen pipes and a leak. The HOA president has said there is a leak in our water system and water use went up 300% for February. Scott has had a bad case of vertigo and...

You guys get up early. Its 5:40 am on the west coast. Thank you for the responses. My guess is Fish and Well nailed it. I don't see a neutral in the switch box. I've thought the smart bulb route is probably the best way to go.

I know, its a plumbing forum, but guessing plumbers would know the answer to my question. I'm thinking of installing a wifi switch to control an outside light, one that uses an app. The switch says there must be a 'neutral' wire. The house was built in 1993 to code and has a half dozen...

Thanks all for the responses. I read up a little on vents and can see they are important.

I'm not a plumber. I heard a builder say in an exasperated way, "Even though there is no reason for a kitchen sink to be vented, code says it has to be vented, and the code enforcer will agree with you, but it still has to be vented, even though you have to run a pipe up 20' to the roof." It...

Thanks for the replies. When not there I keep the inside of cabin at 50 degrees. There is a 4 foot crawl space under the house and pipes sit below the insulation. I think the crawl space stays at about 40 degrees even when its freezing outside. The garage gets colder. I've only had a frozen...

Last year I had a 500-gallon propane tank and a Rinani inside furnace installed in a small cabin in the Oregon Cascades, which is vacant most of the time. Works great. The heating cost were cut in half from electricity. Next project is to replace the electric hot water tank which is located...

If its any comfort, your charges are 1/3 what they are in Oregon. I've had two systems 'fail' and both eventually require a rottor-rooting the drain field. Except for the pump, all the sleuthing between the pump and drainfield was time and money misspent, both times.

Here's my hillbilly explanation. When they remodeled resort casinos with low flow toilets they consistently started backing up. They suspected a rise and run issue and that velocity was not operating as expected. They developed "sloop" to recreate the blockage and observed. The result was...

Wishing all on the forum a Merry Christmas and Happy Holidays. I have a house in Las Vegas and learned about "sloop" this year which helped explained why I was getting backups when the house sat empty during the long hot summer. I live in a subdivision with continual new construction and when...

The wife says, "sounds like you need a professional to snake the whole line." I had a stubborn tub drain and used one of the plastic hair jigs and got more gunk that was apparently impervious to drain cleaners. Worked fine since. My house is 30-years old and I spit more hair than a German...

WD40? (Non-plumber person) I learned replacing a faucet set once that you can disconnect the plumbing underneath and lift the sink and faucet out. I did not learn this until I replaced the faucet the old fashion way of backing off nuts under the sink, which is very difficult, but just as...

Not a plumber, but have burned up a few pumps. After $4,000 of septic tank testing expense, it turned out the drain field pipes were clogged and need to be cleaned out. I had the same problem with another house that had pine tree roots clog the pipes. Just a possibility to consider.

I have a newer house in Las Vegas and coming from Oregon where water systems had a low particle count, I was surprised by the 500 PPM from Lake Mead. I read that if you want to know how to have good tasting water, find out what filters are installed in Coke/Pepsi machines at fast food...

Your right it is water pressure.