Water shut-off valve

[Blueblaze]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?

I raised the issue at closing, but was told that it is perfectly legal in Sumter County for the only shutoff valve to be the one on the water meter in the yard. I couldn't believe it, but the independent inspector I hired confirmed it.

The house is a seasonal rental, and I've worried about it ever since. Like all the Villages houses, it has those cheap, easily breakable CPVC stubouts. If there's a plumbing leak, there's no way I can expect a renter to fish around in the garage for the special tool, and then figure out which black box in the yard contains the correct meter. And for most of the year, the house is un-occupied. I guess I ought to just turn it off, but I'm there every week or so to mow and I'd have to turn it back on every time just to wash my hands.

Has anybody ever had one of those new smart safety valves installed that can sense a leak, just from the change in water pressure, and shut it off automatically? Amazon sells one that even lets you turn the water on and off with your phone.

[retiredguy123]

Most of the newer houses have a shutoff valve behind a plastic access panel in the wall at the rear of the garage. Are you sure you don't have one? If not, why not just hire a plumber to install a shutoff valve inside the garage?

[champion6]

Please let us know what village you are in and what model house/villa.

[Papa_lecki]

Not even newer, 15 or 20 years old, the shut off is in garage, about 6 inches off the ground, behind a plastic door

[dewilson58]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?


Been in 50 Sumter County homes in TV...................they all have shut-off valves in the garage.

:ohdear::ohdear:

[RICH1]

It’s behind that box of miscellaneous junk in your garage!

[Blueblaze]

Most of the newer houses have a shutoff valve behind a plastic access panel in the wall at the rear of the garage. Are you sure you don't have one? If not, why not just hire a plumber to install a shutoff valve inside the garage?

Easier said than done. The plumbing is under the slab. How would he install this valve in the wall?

And if the inspector couldn't find it in an empty house, either, I'm pretty sure it's not there.

It's a 2008 "Beauregard" courtyard villa in the "Hillcrest Villas" section of Hadley, north of 466a and Morse. I'd bet money there's not a house in that neighborhood with a real shutoff valve.

[retiredguy123]

Easier said than done. The plumbing is under the slab. How would he install this valve in the wall?

And if the inspector couldn't find it in an empty house, either, I'm pretty sure it's not there.

It's a 2008 "Beauregard" courtyard villa in the "Hillcrest Villas" section of Hadley, north of 466a and Morse. I'd bet money there's not a house in that neighborhood with a real shutoff valve.
Good question. Without seeing the plumbing layout, I can think a few possible options. It may be possible to install a shutoff valve at the water heater or at the washing machine, if it is located in the garage. Another option is to dig up the supply pipe to the house and install a valve in the ground just outside the house. I have seen a shutoff valve next to the water heater in older manufactured houses. I would suggest that you get a copy of the construction plans from the county. Typically, the supply pipe enters the house at the rear wall of the garage and is routed up inside the rear garage wall where a valve is installed, and then the pipe is routed back down under the slab. It is possible that there is a valve in the wall, but the drywall guy covered it up without installing the plastic access panel. In that case, you may be able to locate the valve with a flexible scope camera.

[dewilson58]

Blue.................I may have missed, but have you contacted Home Warranty or the actual builder of your house (the sub contractor)??


Home Warranty does have the plans for your house and all the contractors.

Let us know what happens.

[retiredguy123]

Another suggestion is to ask NOVA or other water softener/filter companies if they have installed any systems in that neighborhood, and how did they connect to the water system.

[Blueblaze]

Good suggestions, I'll check into it, although I have to say I'm a little skeptical, since the inspector and both realtors told me the shutoff valve is not required, and none of them in that neighborhood have them. Those guys would never lie, right?

It would be a long, out-of-the-way run to the water heater on the far side of the garage, or the sink on the back wall, but it's a straight shot to the kitchen. If they were going to put in a valve, you'd think they would do it right where the main crosses the garage wall.

I don't think its worth breaking out the edge of the slab to install one. That's why I was wondering if anyone had installed one of those leak-detecting shutoff valves. I could put that in the ground outside.

[dewilson58]

I don't think its worth breaking out the edge of the slab to install one. That's why I was wondering if anyone had installed one of those leak-detecting shutoff valves. I could put that in the ground outside.

I jus replaced my shut-off value.....................the originals are kinda cheap. It would "shut-off", but I would still hear a trickle.

Anyway.................If you can't find one in your home, contact Mike Scott Plumbing for help. They can tell you the best way to get a shut-off installed. MSP is a high quality firm. Good Luck.

[villagetinker]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?

I raised the issue at closing, but was told that it is perfectly legal in Sumter County for the only shutoff valve to be the one on the water meter in the yard. I couldn't believe it, but the independent inspector I hired confirmed it.

The house is a seasonal rental, and I've worried about it ever since. Like all the Villages houses, it has those cheap, easily breakable CPVC stubouts. If there's a plumbing leak, there's no way I can expect a renter to fish around in the garage for the special tool, and then figure out which black box in the yard contains the correct meter. And for most of the year, the house is un-occupied. I guess I ought to just turn it off, but I'm there every week or so to mow and I'd have to turn it back on every time just to wash my hands.

Has anybody ever had one of those new smart safety valves installed that can sense a leak, just from the change in water pressure, and shut it off automatically? Amazon sells one that even lets you turn the water on and off with your phone.

A quick call to the Sumter County building department will confirm if there was a building code requirement for a water cutoff valve in the house. As noted is some of the previous replies our 2013 vintage house has the cutoff in the garage behind the plastic panel.
If your house truly does not have a cutoff, I would contact a plumber (actually contact several for FREE estimates) to install a valve in a suitable location.

[SIRE1]

Another idea. Ask a couple of your neighbors on your street, especially ones with the same floor plan as yours. It would be interesting to know if their homes have the shut off valve in the garage, and if so, where is it located. Since those homes were probably built by the same subcontractor, your information about a valve not being installed will be confirmed.

[jedalton]

I live in Duval and have one in my garage

[Worldseries27]

Install a shut off valve with a handle

[Donaz1]

A neighbor recently knocked on my door as she could not turn off the irrigation system which had been running for hours. Turning off the controller did nothing. Could not find the shut off valve. An irrigation guy came out and the valve was in the ground underneath a cover. A 2004 villa. Mine is in the garage because a water filtration system had been installed.

[Malsua]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?



I am a Licensed home inspector. I have inspected a LOT of homes in the Villages, including quite a number of courtyard villas.

The oldest CYVs north of 466 have a shutoff valve located outside and it's typically buried under whatever landscaping has been added in the last 20-30 years.

Pretty much everything south of 466, specially further south near 466a has a shutoff valve in the garage. I have been to one home where I could not find the valve down there and it had extensive landscaping and mulch piled up everywhere so I suspect it was outside and not in the garage.

Just because the inspection report says "shutoff valve not found" does not mean it does not exist.

I have a friend who lives in El Cortez. He spent various time all summer this year on a quest to find the shut-off valve and eventually he found it.

Look for a box in the garage wall, typically closer to the garage door, but it depends on the way the house is oriented.

If there is no box in the garage, it's outside. To find the valve, stand on the black metal utility meter water box. Create a 30 degree arc with your hands and aim to closest point of the house. The valve will be inside of the arc within about 2 feet of the home.

[Worldseries27]

i am a licensed home inspector. I have inspected a lot of homes in the villages, including quite a number of courtyard villas.

The oldest cyvs north of 466 have a shutoff valve located outside and it's typically buried under whatever landscaping has been added in the last 20-30 years.

Pretty much everything south of 466, specially further south near 466a has a shutoff valve in the garage. I have been to one home where i could not find the valve down there and it had extensive landscaping and mulch piled up everywhere so i suspect it was outside and not in the garage.

Just because the inspection report says "shutoff valve not found" does not mean it does not exist.

I have a friend who lives in el cortez. He spent various time all summer this year on a quest to find the shut-off valve and eventually he found it.

Look for a box in the garage wall, typically closer to the garage door, but it depends on the way the house is oriented.

If there is no box in the garage, it's outside. To find the valve, stand on the black metal utility meter water box. Create a 30 degree arc with your hands and aim to closest point of the house. The valve will be inside of the arc within about 2 feet of the home.
would a metal detector find it?

[gordofuchs@gmail.com]

To answer the original question, yes there are remote shut off valves. I have installed an Econet valve in our Spanish Springs Courtyard Villa. Gives me the ability to turn the main supply feed on or off from anywhere. I did not add any water sensors, but they are available.

[Malsua]

would a metal detector find it?


Most of the older outside boxes had a metal lid and the valves are metal gate valves.

The newer ones are a plastic ball valve in a plastic box.

So the answer to your question is maybe and it would certainly be the first thing to try and save a lot of frustration if you found it right away.

[fishon]

I'd like to know which building inspector was hired that couldn't find the shut off.

[msilagy]

Wash your hands? Bring some sanitizing gel or large wipes from the store and clean your hands. Problem solved - leave the water off!

[wawriwwawriw]

Im in Sumter, I have one!

[MandoMan]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?

I raised the issue at closing, but was told that it is perfectly legal in Sumter County for the only shutoff valve to be the one on the water meter in the yard. I couldn't believe it, but the independent inspector I hired confirmed it.

The house is a seasonal rental, and I've worried about it ever since. Like all the Villages houses, it has those cheap, easily breakable CPVC stubouts. If there's a plumbing leak, there's no way I can expect a renter to fish around in the garage for the special tool, and then figure out which black box in the yard contains the correct meter. And for most of the year, the house is un-occupied. I guess I ought to just turn it off, but I'm there every week or so to mow and I'd have to turn it back on every time just to wash my hands.

Has anybody ever had one of those new smart safety valves installed that can sense a leak, just from the change in water pressure, and shut it off automatically? Amazon sells one that even lets you turn the water on and off with your phone.

My house has one in the garage, on the outside wall, a couple feet up. I had an automatic shutoff valve installed for my sprinkler system a couple months ago. I think it cost about $600. I don’t think most do-it-yourself people are up to installing them.

[Dmrocano]

I have a CV in Sumter. The water shut off is outside in front of the house in the ground underneath a cover.

[Tonydivo]

In garage behind plastic door in wall

[lpkruege1]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?

I raised the issue at closing, but was told that it is perfectly legal in Sumter County for the only shutoff valve to be the one on the water meter in the yard. I couldn't believe it, but the independent inspector I hired confirmed it.

The house is a seasonal rental, and I've worried about it ever since. Like all the Villages houses, it has those cheap, easily breakable CPVC stubouts. If there's a plumbing leak, there's no way I can expect a renter to fish around in the garage for the special tool, and then figure out which black box in the yard contains the correct meter. And for most of the year, the house is un-occupied. I guess I ought to just turn it off, but I'm there every week or so to mow and I'd have to turn it back on every time just to wash my hands.

Has anybody ever had one of those new smart safety valves installed that can sense a leak, just from the change in water pressure, and shut it off automatically? Amazon sells one that even lets you turn the water on and off with your phone.

Do you have a water softener? I do and it supplies the whole house. Put a shut off just in front of the softener and you should be good to go.

[lpkruege1]

I am a Licensed home inspector. I have inspected a LOT of homes in the Villages, including quite a number of courtyard villas.

The oldest CYVs north of 466 have a shutoff valve located outside and it's typically buried under whatever landscaping has been added in the last 20-30 years.

Pretty much everything south of 466, specially further south near 466a has a shutoff valve in the garage. I have been to one home where I could not find the valve down there and it had extensive landscaping and mulch piled up everywhere so I suspect it was outside and not in the garage.

Just because the inspection report says "shutoff valve not found" does not mean it does not exist.

I have a friend who lives in El Cortez. He spent various time all summer this year on a quest to find the shut-off valve and eventually he found it.

Look for a box in the garage wall, typically closer to the garage door, but it depends on the way the house is oriented.

If there is no box in the garage, it's outside. To find the valve, stand on the black metal utility meter water box. Create a 30 degree arc with your hands and aim to closest point of the house. The valve will be inside of the arc within about 2 feet of the home.

I took out an old shrub this spring to make room for a nicer one. It was close to the sprinkler box. While removing it, I found the sprinkler water shutoff. It had been buried by the previous owner. The whole house shutoff is located in the line that feeds the water softener in my home built in 2006.

[rochellepfaff]

[QUOTE=dewilson58;2222214]Been in 50 Sumter County homes in TV...................they all have shut-off valves in the garage.
No they don't. My house was built in 2005 and the shut off valve is outside, next to the garage, in the ground. It's in a small box.

[Janie123]

Do none of the houses in Sumter County have a master water shut off valve in the house, or did the plumber just forget to install mine?

I raised the issue at closing, but was told that it is perfectly legal in Sumter County for the only shutoff valve to be the one on the water meter in the yard. I couldn't believe it, but the independent inspector I hired confirmed it.

The house is a seasonal rental, and I've worried about it ever since. Like all the Villages houses, it has those cheap, easily breakable CPVC stubouts. If there's a plumbing leak, there's no way I can expect a renter to fish around in the garage for the special tool, and then figure out which black box in the yard contains the correct meter. And for most of the year, the house is un-occupied. I guess I ought to just turn it off, but I'm there every week or so to mow and I'd have to turn it back on every time just to wash my hands.

Has anybody ever had one of those new smart safety valves installed that can sense a leak, just from the change in water pressure, and shut it off automatically? Amazon sells one that even lets you turn the water on and off with your phone.
Install a Nova water filtration system. You will get new valves as the water comes into the house. Problem solved and better water. No more need to change the fridge filter.

[Chateau]

I also live in Duval. CYV built in 2007. No shut off valve in garage. Had one installed with filtration system.

[dewilson58]

[QUOTE=dewilson58;2222214]Been in 50 Sumter County homes in TV...................they all have shut-off valves in the garage.
No they don't. My house was built in 2005 and the shut off valve is outside, next to the garage, in the ground. It's in a small box.

Yes they do.

Obviously your house was not one of the 50 I have been thru.

[retiredguy123]

Install a Nova water filtration system. You will get new valves as the water comes into the house. Problem solved and better water. No more need to change the fridge filter.
If there is no water shutoff valve, Nova cannot install a water softener. You still need a plumber to locate the water line and tap into it to install a valve.

[Malsua]

I took out an old shrub this spring to make room for a nicer one. It was close to the sprinkler box. While removing it, I found the sprinkler water shutoff. It had been buried by the previous owner. The whole house shutoff is located in the line that feeds the water softener in my home built in 2006.

Yeah, this also happens. If there is a softener/filter, that is usually tapped into in the garage where the shutoff is or was.

If the irrigation is on a separate system, as is the case south and 466 and on, the irrigation water valve is usually outside and and often buried.

Some times the shutoff for irrigation is above the ground in an upside down U very near the box and that can be anywhere.

The fact remains every home in TV has a valve for the potable water and if they have irrigation water, they have a separate valve for that.

The fact also remains that landscapers love to bury these valves and if you can't find a valve in your garage and it's not obvious outside, it's buried.

[chuckpedrey]

My courtyard villa was built in 1994 and my water shut off valve is outside under the garage window

[JoelJohnson]

Our house once had a water system in the garage, which was removed before we bought it. There is a shut off on that. I showed it to my wife in case there was a leak, so she knew where to go to shut off the water. I recently added an outside faucet to the other side of the garage and the shut off came in very handy while I added a shutoff for that line before doing all the plumbing.

[Redsmom]

I had the same problem But the house was in Lake County, in the historical section on Boone Court. I had the plumber look and look but there was indeed no master shut off valve. It also was a rental house. I paid the plumber to install a shut off next to the street shut off. So you could turn it off with a simple hand valve but it was still under a panel by the driveway. That was the best he could do. By the way I was told that you’re not allowed to turn off your water at the street. Apparently that’s the property of the county, I guess?

[retiredguy123]

I had the same problem But the house was in Lake County, in the historical section on Boone Court. I had the plumber look and look but there was indeed no master shut off valve. It also was a rental house. I paid the plumber to install a shut off next to the street shut off. So you could turn it off with a simple hand valve but it was still under a panel by the driveway. That was the best he could do. By the way I was told that you’re not allowed to turn off your water at the street. Apparently that’s the property of the county, I guess?
You are allowed to shut off the valve on your side of the water meter.

[jamorela]

Been in 50 Sumter County homes in TV...................they all have shut-off valves in the garage.

:ohdear::ohdear:

We had this discussion before. I, along with many others in courtyard villas, have the shut off outside. I had mine moved out of my shrub to near the garage door but the plumber would not drill through the poured concrete because of steel strips.

[lawgolfer]

A neighbor recently knocked on my door as she could not turn off the irrigation system which had been running for hours. Turning off the controller did nothing. Could not find the shut off valve. An irrigation guy came out and the valve was in the ground underneath a cover. A 2004 villa. Mine is in the garage because a water filtration system had been installed.

You need to determine if you have two separate systems, one for the house and one for irrigation. Most houses have two systems, some do not.

The easiest way to determine this is to check your monthly bill. If you have two systems, the bill will show separate figures for gallons used and dollars charged as the rate for irrigation water is less than for house water.

If you or your neighbor have separate systems, the valve in your garage will be for house water and not for irrigation.

[retiredguy123]

The OP has two separate systems because he lives in Hadley. But apparently, he does not have a valve in the garage.

[JMintzer]

Do you have a water softener? I do and it supplies the whole house. Put a shut off just in front of the softener and you should be good to go.

Install a Nova water filtration system. You will get new valves as the water comes into the house. Problem solved and better water. No more need to change the fridge filter.

Unfortunately, you have to be able to shut off the water to install either of those things...

[KellyMemories]

I have a courtyard villa in the village of Largo, and there was no shut off valve for water in the garage. Called my plumber and had one installed in the garage. Peace of mind was worth the price.

[Bogie Shooter]

Blue.................I may have missed, but have you contacted Home Warranty or the actual builder of your house (the sub contractor)??


Home Warranty does have the plans for your house and all the contractors.

Let us know what happens.

I thought this was good advice.

[hoot2602]

Good suggestions, I'll check into it, although I have to say I'm a little skeptical, since the inspector and both realtors told me the shutoff valve is not required, and none of them in that neighborhood have them. Those guys would never lie, right?

It would be a long, out-of-the-way run to the water heater on the far side of the garage, or the sink on the back wall, but it's a straight shot to the kitchen. If they were going to put in a valve, you'd think they would do it right where the main crosses the garage wall.

I don't think its worth breaking out the edge of the slab to install one. That's why I was wondering if anyone had installed one of those leak-detecting shutoff valves. I could put that in the ground outside. Most of villas up north have shutoff valves outside of the garage in the ground. Otherwise, it's in the wall of the garage (probably an outside wall).

[Mlogan22@tampabay.rr.com]

My shut off value is conveniently located in the garage wall box. UNFORTUNATELY I went to shut off the water and it didn't work. Courtyard villa in Creekside Landing.

[Blueblaze]

Well, I just did another extensive search of the garage, and I can positively, absolutely confirm -- that house has no water shut-off valve other than the one in the ground on the city side of the meter. And there is no box containing another valve in the five feet that separates the water meter from the garage.

I'm no plumber, but I was once an electrician, and I'm pretty sure there is a national plumbing code, same as there is a national electrical code. I'd bet dollars to donuts that the first item in that code is the provision that there be a way for the home owner to shut off the water in an emergency, that doesn't require a special tool. But I guess I'll reserve my lawsuit money for the day my house is ruined by water damage that could have been prevented by the missing shutoff valve.

My temporary solution was to buy a tool for the city's valve and hang it in the garage. I used it to shut off the water until next season, and I added instructions in the "welcome" book for how to shut off the water in case of a leak.

Long term, I plan to hire a plumber to install a real valve somewhere that can be operated either manually or remotely. Something like this one, which says it can detect a leak even without moisture sensors: Amazon.com (https://www.amazon.com/Moen-900-006-1-Inch-Smart-Shutoff/dp/B081HT5LD6)

[retiredguy123]

Well, I just did another extensive search of the garage, and I can positively, absolutely confirm -- that house has no water shut-off valve other than the one in the ground on the city side of the meter. And there is no box containing another valve in the five feet that separates the water meter from the garage.

I'm no plumber, but I was once an electrician, and I'm pretty sure there is a national plumbing code, same as there is a national electrical code. I'd bet dollars to donuts that the first item in that code is the provision that there be a way for the home owner to shut off the water in an emergency, that doesn't require a special tool. But I guess I'll reserve my lawsuit money for the day my house is ruined by water damage that could have been prevented by the missing shutoff valve.
My temporary solution was to buy a tool for the city's valve and hang it in the garage. I used it to shut off the water until next season, and I added instructions in the "welcome" book for how to shut off the water in case of a leak.

Long term, I plan to hire a plumber to install a real valve somewhere that can be operated either manually or remotely. Something like this one, which says it can detect a leak even without moisture sensors: Amazon.com (https://www.amazon.com/Moen-900-006-1-Inch-Smart-Shutoff/dp/B081HT5LD6)
Thanks for the update. You are correct about the building code. This is from the 2020 Florida plumbing code:

606.1. Location of full-open valves. Full-open valves shall be installed in the following locations:

1. On the building water service pipe from the public water supply near the curb.
2. On the water distribution supply pipe at the entrance into the structure.
3. On the discharge side of every water meter.
4. On the base of every water riser pipe in occupancies other than multiple-family residential occupancies that are two stories or less in height and in one- and two-family residential occupancies.
5. On the top of every water down-feed pipe in occupancies other than one- and two-family residential occupancies.
6. On the entrance to every water supply pipe to a dwelling unit, except where supplying a single fixture equipped with individual stops.
7. On the water supply pipe to a gravity or pressurized water tank.
8. On the water supply pipe to every water heater.

When you do install a valve, I would highly recommend that you install a manual valve, even if you install a remote operating valve. I also suggest that you ask a few neighbors in your villa section if they have a shutoff valve. If other houses have a valve on the back wall of the garage, it is possible that the drywall installer just covered it over without installing the access panel.