A Fountain of Salmacis?Leaking from weep hole on frost free hose bibb

By
Home Inspector with NCW Home Inspections, LLC

A Fountain of Salmacis?- Leaking from weep hole on frost free hose bibb (silcock/hydrant).


"As he rushed to quench his thirst,  A fountain spring appeared before him  And as his heated breath brushed through the cool mist,  A liquid voice called, "Son of gods, drink from my spring"."

 

Fountain of Salmacis - Genesis



 

The Nymph Salmacis from Ovid's Book IV poem Metamorphoses



Do you have a fountain from your hose bibb? Some areas call these bubblers. This is a condition I have come across several times during a home inspections, where we had water spraying out of the weep hole on the stem of a frost free hose bib, or as some call a sillcock or hydrant.





Leaking Weep Hole

 

This cause of this condition is typically from a failed check assembly or o-ring on that assembly. This will require repair of the O-ring on the assembly, a replacement check assembly or replacement of the whole stem. If it is an older or cheaply made sillcock total replacement may be warranted.





This is from Arrow-

Leaking out of the Weep Hole during use:

•   Cause: worn out o-ring on the check assembly. This happens over time or if the faucet is left “ON” for long periods of time (over 12 hrs)

•   If the faucet was installed after 1999 OR the stem’s check assembly is SPRING-LESS, replace with new check assembly [PK2016] OR full stem [PK2004-PK2014]

 

Every manufacture has a slight difference on these stem assemblies and typical repair and replacement will be vary depending on the exact model and manufacturer.

 

 

If the hose bib is to be replaced be sure to properly angle your sillcock to allow for drainage.








In addition it is that time of year that you need to remove your hoses from the sillcocks if you live in areas prone to freezing.



 

So if you are little weepy at your hose bibb it is time for a little maintenance but do not drink from the fountain of Salmacis unless you're up for a transformation.


“The very winds whispered in soothing accents, and maternal Nature bade me weep no more.”

Mary Shelley







If you find any errors or have additional information that would expand on this condition please let me know.


NCW Home Inspections, LLC  is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

 

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

 

Instructor- Fundamentals of Home Inspection-  Bellingham Technical College



www.ncwhomeinspections.com                                                   509-670-9572



You can follow me on Facebook, Twitter, Google+ and on my website Blog.

close

Re-Blogged 2 times:

Re-Blogged By Re-Blogged At
  1. Roy Kelley 12/19/2015 06:00 PM
  2. John DL Arendsen 07/12/2016 12:36 AM
Topic:
Home Buying
Location:
Washington Douglas County East Wenatchee
Groups:
Active Rain Newbies
Puget Sound - WA Real Estate
Home Inspectors across the country
Methow Valley Realtors
MANUFACTURED HOME SALES AND LENDING INDUSTRY
Tags:
east wenatchee home inspection
water from weep hole on sillcock
leaking frost free hose bib
frost free hydrant

Post a Comment
Spam prevention
Spam prevention
Show All Comments
Rainmaker
1,034,488
Sam Shueh
(408) 425-1601 - San Jose, CA
mba, cdpe, reopro, pe

The quality of these faucets is really deteriorating on the O-ring assembly. You purchase a kitchen faucet loaded with chrome spent several hundred dollars on it. It leaks after warranty expires.... Just like HP which kept reducing ink cartridge size thinking they can milk more out of consumers- a la Fiorina. The O-ring or seal on faucet is less to be desired often did it on purpose.

Nov 28, 2015 11:00 PM #1
Rainmaker
2,483,778
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

Informative and enjoyable posting here thank you Donald Hester 

Nov 28, 2015 11:21 PM #2
Rainmaker
217,102
Rob Ernst
Certified Structure Inspector - Reno, NV
Reno, NV-775-410-4286 Inspector & Energy Auditor

I check them with my pressure gauge also and a good majority leak just like in the video. The last picture is an important reminder to remove the hose when temperatures are going to get below freezing. The newer bibs have a plastic spacer that gives it the slight angle and on that is states to remove the hose but it is most often overlooked. 

Nov 28, 2015 11:22 PM #3
Ambassador
1,665,184
Alan May
Jameson Sotheby's International Realty - Evanston, IL
Helping you find your way home.

I love those frost free spigots.  I had them installed a few years back... They were relatively inexpensive (and installed correctly as your diagram shows), and I no longer have to remember to turn them off and drain them each winter.

Nov 28, 2015 11:42 PM #4
Rainmaker
3,054,229
Tony and Suzanne Marriott, Associate Brokers
Haven Express @ Keller Williams Arizona Realty - Scottsdale, AZ
Serving Scottsdale, Phoenix and Maricopa County AZ

Donald Hester Interesting post and really like the ripple effect on your logo as well!

Nov 28, 2015 11:59 PM #5
Rainmaker
5,499,596
Roy Kelley
Realty Group Referrals - Gaithersburg, MD

Thank you very much for sharing your experience. This is good information for home owners.

Nov 29, 2015 01:38 AM #6
Rainmaker
323,165
Fred Cope
Reliant Realty in Nashville, TN - Nashville, TN
Looking For Homes With A Smile

 

Donald,  

Thank you for the post.  I had always wondered why the plastic wedge. I guess that is why they say read the instructions.  I did angle toward the bib, though.  I use epoxy or mortar to seal the hole at the brick to firm up against weight of hose and in an effort to reduce cold air passing through.  At the interior end, I slip a small piece of wood through the hole (hold it with my finger and anchor with drywall screws.  The pipe rests on it.  I usually put about 1/4" drop on the angle.  Excellent Tip! 

Congrats on the Feature.

 

Nov 29, 2015 02:00 AM #7
Rainmaker
1,856,399
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I rarely see those bibs Don, but on a regular bib typically tightening the nut solve a drippy problem.

Nov 29, 2015 06:45 AM #8
Ambassador
3,681,846
Patricia Kennedy
RLAH Real Estate - Washington, DC
Home in the Capital

Could be time to call a plumber!  This is way too complicated for me!

Nov 29, 2015 07:27 AM #9
Rainmaker
493,107
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

 

Richie Alan Naggar ,

Thank you very much.

 

 

Rob Ernst 

Yeah you find lots of leaks this way. It really is that time of year here. Been in the 20’s for the last few days.

 

 

Alan May ,

Me too! I hated going around and prepping for winter on the  frost free style.

 

 

 

Roy Kelley ,

You bet have a great week.

 

 

Fred Cope ,

First off thank you. You are with many people on the spacers. I find them missing quite often.

 

 

Nov 29, 2015 09:29 AM #10
Rainmaker
493,107
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

 

Jay Markanich ,

You guys do not get that much freezing weather? I see the loose packing nut quite often too.

 

 

Patricia Kennedy ,
What! you are not going into the plumbing trade

Nov 29, 2015 09:29 AM #11
Rainmaker
493,107
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Sam Shueh ,

Faucet leaks are not uncommon. Some of this is poor quality.

 

Tony and Suzanne Marriott, Associate Brokers 

 

Thank you. Yeah I was playing around with some GIF effects.

Nov 29, 2015 09:31 AM #12
Rainmaker
656,272
Bill Reddington
Re/max Southern Realty - Destin, FL
Destin Florida Real Estate

Happy I live in an area where frost anything is just not an issue. Frosts  maybe overnight for a few hours.

Nov 29, 2015 11:10 AM #13
Rainer
536,114
Sham Reddy CRS
H E R Realty, Dayton, OH - Dayton, OH
CRS

Thanks for great information!!!

Do you have a fountain from your hose bibb or bubblers? This is a condition where we had water spraying out of the weep hole on the stem of a frost free hose bib, or as some call a sillcock or hydrant.

Nov 29, 2015 07:53 PM #14
Rainmaker
468,124
Scott Seaton Jr. Bourbonnais Kankakee IL Home Inspector
SLS Home Inspections-Bradley Bourbonnais Kankakee Manteno - Bourbonnais, IL
The Home Inspector With a Heart!

Nice post, I even disconnect hoses I see at this time of year, just cuz I'm a nice guy. 

Nov 29, 2015 10:49 PM #15
Rainmaker
493,107
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Bill Reddington 

Yeah you do not need to worry about this too often.

 

Sham,

Thanks.

 

Scott Seaton Jr. Bourbonnais Kankakee IL Home Inspector 

Thank you. Yeah Every spring I find a new leaker because someone forgot to remove the hose.

Dec 02, 2015 12:06 PM #17
Ambassador
678,750
John DL Arendsen
CREST BACKYARD HOMES, ON THE LEVEL GENERAL & FACTORY BUILT HOME CONTRACTOR, TAG REAL ESTATE SALES & INVESTMENTS - Leucadia, CA
Crest Backyard Homes "ADU" dealer & Contractor

Haven't heard from you for awhile Donald Hester We miss your contributions.

Jul 12, 2016 12:24 AM #18
Rainmaker
493,107
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

John DL Arendsen Yeah I have had an incredibly busy spring and many things going. So I have a bunch of blogs in draft mode and not many done. I did just post a blog last week.

I will try to be a better activerain bee 

Jul 12, 2016 12:42 AM #19
Ambassador
678,750
John DL Arendsen
CREST BACKYARD HOMES, ON THE LEVEL GENERAL & FACTORY BUILT HOME CONTRACTOR, TAG REAL ESTATE SALES & INVESTMENTS - Leucadia, CA
Crest Backyard Homes "ADU" dealer & Contractor

I know the feeling Donald Hester I've been a very bad boy about keeping up with my http://activerain.com/groups/manufacturedhomes

Jul 12, 2016 01:30 AM #20
Post a Comment
Spam prevention
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?

Rainmaker
493,107

Donald Hester

NCW Home Inspections, LLC
Home Inspection Services and Inspection Questions
*
*
*
*
Spam prevention

Additional Information