Colorado falls swing hard. A warm October week can end with a hard freeze overnight, and that is when irrigation lines and swamp cooler supply lines split. The leak may not show up until spring, when someone turns the water back on.
Sprinkler systems
Most Aurora yards have an automatic sprinkler system fed from the house plumbing. The parts that cause indoor water damage are the irrigation shutoff valve inside the house, usually in the basement or a crawlspace, and the backflow preventer outside, often next to the foundation.
- Turn off the irrigation supply valve inside the house. It is usually a small valve on a line that branches off the main near where the water enters the house.
- Drain the line between that valve and the outside wall. Many systems have a small drain cap or bleed valve for this.
- Blow out the lines. A sprinkler company uses a compressor to push the water out of every zone. You can do it yourself with the right compressor and pressure settings, but too much pressure can damage the system.
- Insulate the backflow preventer. Wrap it and the exposed pipe down to the ground, then cover the wrap with plastic.
If water was left in the line inside the house and it freezes, it can split right where it passes through the foundation, and the water runs into the basement wall.
There is no fixed date for this. Many homeowners keep watering into October because the yard is dry, so watch the forecast and shut down before the first night in the low 20s.
Swamp coolers
Evaporative coolers are common on older ranch homes in Aurora and across the metro. They are fed by a small water line, often copper or plastic tubing, that runs through the attic, an exterior wall or across the roof.
- Shut off the water to the cooler at its supply valve, often under the kitchen sink or in the basement.
- Disconnect and drain the supply line so no water sits in the tubing.
- Drain the cooler pan and clean out the mineral buildup.
- Cover the cooler and close the damper or install the winter cover inside the house to keep warm air in.
A swamp cooler line that freezes in the attic leaks onto the ceiling below. You may see a stain or a sagging spot before you see water. If that happens, shut off the line and call to get the ceiling and insulation dried before mold starts.
Other fall checks
- Disconnect garden hoses from frost-free hose bibs.
- Check the water heater for rust at the base or water in the pan.
- Test the sump pump by pouring a bucket of water into the pit.
- Clean gutters so snowmelt drains away from the foundation instead of into window wells.
Related services in Aurora, CO
- Frozen and burst pipes: Leaks from pipes that froze in a cold snap, cleaned up and dried before the drywall goes bad.
- Flooded basement cleanup: Water pumped out of finished and unfinished basements, wet carpet and drywall removed, drying set up.
- Drying and mold prevention: Dehumidifiers, air movers and moisture readings until the walls and floors are dry again.