Hose bibs seem like a simple faucet on the exterior of a home but there is often confusion regarding these simple faucets. it is up to NJ home inspectors<\/a> to educate clients about hose bibs and how to properly maintain them.<\/p>\n

Hose bibs are a faucet attachment on the exterior walls of the home that provide water flow to do activities like water flowers, water the lawn, wash a car, or wash the home or driveway. Most homes will have at least one of these small exterior faucets. Sometimes these outside faucets are called bibs, spigots, or sill cocks but they all refer to the same exterior faucet. There is often some confusion about the difference between a frost-free hose bib and a standard hose bib.<\/p>\n

With a frost-free type of hose bib, you are able to turn off the water much further inside the home then with a standard hose bib. With a standard hose bib, the water cut off valve is located close to the home’s exterior where a frost-free bib has it’s shut off further away. A frost-free hose bib will take longer to freeze then a traditional type of hose bib.<\/p>\n

When the cut off valve is turned off on a frost-free hose bib the water stops behind the valve which is located further back inside the home. Water inside will take longer to freeze because the valve is located in the warm area. The neat aspect of a frost-free hose bib is that any water remaining inside the pipe will drain out of the exterior hose bib. If the frost-free bib is installed correctly there will be no standing water in the piping to freeze and cause damage.<\/p>\n

Proper installation of the hose bib means that the faucet has to angle down slightly to allow for any remaining water inside the piping to drain out. It is imperative that the piping have this down angle positioning.<\/p>\n

Often clients confuse the anti-siphon valve found on newer hose bibs with freeze protection. The anti-siphon valve is the circular valve on top of a newer hose bib. When a hose is attached to the bib the valve provides anti siphon protection (back flow protection) by allowing air instead of water to suck back into the pipe if a negative pressure environment occurs in the water supply systems. These valves use an atmospheric vacuum breaker that stops the suction that results in non-potable water entering a residential water supply.<\/p>\n

Having a frost proof hose bib will certainly provide an extra measure of protection from freezing however they do not offer full protection. Frost proof bibs can still freeze. I instruct my clients that they should turn off their hose bib cut off valves from the inside of the home even if they are frost proof type. Any water in a traditional hose bib should be then drained out to avoid freezing. You can never be too cautious or safe.<\/p>\n

One thing that is especially important is to remember to disconnect your garden hose before the winter. Water expands when it freezes and takes up at least 10 % more space than in a liquid form. With a garden hose left on there is no room for the water to freeze and expand. Having a hose attached will not allow the frost-free hose bib to drain properly allowing for the possibility of freezing pipes and damage.<\/p>\n

The former standard for the number of exterior hose bibs was two. One located at the front of the home and the second located either at the rear or the side of the dwelling. I do not know of any known code right now for the required number of hose bibs. In my opinion two is a reasonable number. As a Home Inspectors in NJ<\/a> we should identify exterior hose bibs and attempt to test them. I can’t speak for other New Jersey home inspectors<\/a>, but I also try to locate the interior cut off valves for clients.\u00a0 If the home does not have any, we should recommend that the client install one to make accessing water flow on the exterior of the home convenient and easy.<\/p>\n

As NJ Home inspectors<\/a> it is important to explain the difference between frost free and regular hose bibs. Home inspectors should instruct clients on basic maintenance and winterization, so the client does not experience freezing pipes and damage during the winter months in NJ.<\/p>\n

John Martino <\/span><\/span><\/span><\/p>\n

LookSmart Home Inspections <\/span><\/span><\/span><\/p>\n

NJ Home Inspectors Lic # 24GI00058700 <\/span><\/span><\/span><\/p>\n

Board Certified Master Home Inspector <\/span><\/span><\/span><\/p>\n

American Society of Home Inspectors (ACI) #244472<\/span><\/span><\/span><\/p>\n

International Association of Certified Home Inspectors (CPI) # 200090933 <\/span><\/span><\/span><\/p>\n

NJ Radon Lic# MET 11963 <\/span><\/span><\/span><\/p>\n

Commercial Pesticide Lic. (Termite Inspection License) # 27811B <\/span><\/span><\/span><\/p>\n

Certified Mold Inspector <\/span><\/span><\/span><\/p>\n

5 Preston Ave <\/span><\/span><\/span><\/p>\n

East Hanover, NJ 07936<\/span><\/span><\/span><\/p>\n

973 407-9621 <\/span><\/span><\/span><\/p>\n

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