Mandatory Water Cutoff Valve?

justsam · 2026-05-21T12:40:02-0400

Based on some reading in my "Nextdoor Penngrove" community it looks like the insurance companies, or at least one for now are mandating automatic safety water cutoff valves. Please forgive if this is old news, but this is the first I have heard of this and I just so happen to be dealing with my insurance company who is mandating that I replace my 20 year old composition roof because of moss and algae, so I am overly sensitive right now to insurance company mandates.

The insurance company mentioned in the Nextdoor pages is Farmers. The specific valve mentioned is Moen, which I have provided a link. The valve itself is about $700, and clearly installation costs depends on time required of plumber. Looks like they discourage DIY and it must be inspected in order to get a validation letter to provide to Farmers. Seems like a bit of a racket but at least in California if you are any where near a fire area, insurance companies are the bullies.

Clearly having such a device is not a "bad" idea, just do not like to be forced into it. New construction or remodel could make make it less bitter. Looks like to get full functionality you need WiFi, so also need to have WiFi coverage in the valve area, (2.4GHz only).

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PCustoms · 2026-05-21T12:46:04-0400

What is "Nextdoor Penngrove"?

manwithtools · 2026-05-21T13:16:19-0400

PCustoms said:
What is "Nextdoor Penngrove"?

You have never heard of "Nextdoor"? OP is in Penngrove, CA so he would be getting his information from others in his neighborhood that use Nextdoor.

PCustoms · 2026-05-21T13:19:13-0400

manwithtools said:
You have never heard of "Nextdoor"

The thing where Karen's ***** about how someone parked?

Not big over this way and didn't put it together that "nextdoor penngrove" was an online board, as OP made it sound like some official proclamation

manwithtools · 2026-05-21T13:19:16-0400

That does sound a bit intrusive by the insurance company, do you have choices with other insurers?

pcmeiners · 2026-05-21T13:29:24-0400

justsam said:
insurance company who is mandating that I replace my 20 year old composition roof because of moss and algae, so I am overly sensitive right now to insurance company mandates.

Same here but I hit my 40 year old leak free roof with copper sulfate, waited two weeks, cleaned all the moss/slugs etc. off the roof, luckily my insurance has not mentioned it again .

The flow valve is a ripoff, you can get it on Ebay for n50% less but not only do you need WiFi, but do not forget the expensive battery backup for it. A f****king valve like this will be $2000 with the "pro" install cost. Beats me how they can condemn a roof from satellite photos.

lovetap · 2026-05-21T14:13:46-0400

I haven't heard of mandatory, but I installed a robo shutoff actuator with a couple water sensors around for peace of mine while I'm away for work or travel. One in the kitchen and another below my manifold. And some heat tape around my plumbing which flicks on when a thermometer indicates the boiler isn't keeping the room warm.

like this

bluedog225 · 2026-05-21T14:38:05-0400

I wouldn’t mind 1000 gallon shut off valve for my main waterline. Or whatever I choose to sell it for. I got a leak back on the acreage one day and it would’ve gone on forever if one of my neighbors had noticed. Gets expenses fast.

justsam · 2026-05-21T14:53:15-0400

PCustoms said:
The thing where Karen's ***** about how someone parked?

Not big over this way and didn't put it together that "nextdoor penngrove" was an online board, as OP made it sound like some official proclamation

And the forever "whose dog crapped in my yard", my dog is lost again, etc

Skyman · 2026-05-21T17:30:22-0400

It's not required by my insurance carrier, but it has been suggested, and they offer a non-trivial discount on the annual premium for having one installed. It's on my list of things to get to soon. Thanks for the reminder.

logical · 2026-05-21T17:44:07-0400

PCustoms said:
What is "Nextdoor Penngrove"?

AKA "I heard a noise and my cat is missing.com".

Codyboy · 2026-05-21T17:50:35-0400

I get all of my information from next door app.
Especially things of this nature.

Codyboy · 2026-05-21T17:53:18-0400

bluedog225 said:
I wouldn’t mind 1000 gallon shut off valve for my main waterline. Or whatever I choose to sell it for. I got a leak back on the acreage one day and it would’ve gone on forever if one of my neighbors had noticed. Gets expenses fast.

When does the anesthesia wear off?
Or has it worn off and these are the happy pills talking?
Lol

reader2580 · 2026-05-21T17:59:30-0400

pcmeiners said:
Same here but I hit my 40 year old leak free roof with copper sulfate, waited two weeks, cleaned all the moss/slugs etc. off the roof, luckily my insurance has not mentioned it again .

Is that an asphalt shingle roof? Around here, a 40 year old shingle roof would look like the next gust of wind would remove most of the shingles. I am also not sure anyone would insure a roof that old. You generally can't get a new policy on any shingle roof over ten years old right now.

Junkman · 2026-05-21T18:00:43-0400

The Moen valves have a problem and have gone through a few incarnations of the original. I don't see where they can be mandated by an insurance company, but in today's world, who knows what an insurance company can pull off until they get caught.

pcmeiners · 2026-05-21T18:26:58-0400

reader2580 said:
Is that an asphalt shingle roof? Around here, a 40 year old 1shingle roof would look like the next gust of wind would remove most of the shingles.

Yes asphalt. The secret is I have approximately 150sqft of open ventilation, plus eves and ridge cap ventilation. My attic remains within a couple degrees of outside ambient temperature. End result my 40 year old roof is very pliable, no hardened shingles, which I would bet will last at least another 25 years unless condemned by flying objects.

"I am also not sure anyone would insure a roof that old. You generally can't get a new policy on any shingle roof over ten years old"

I was told by the insurance company to get a new roof. Not my problem if they can't tell by satellite or drone pictures if a roof is new or 40 years old with moss removed. The insurance companies are a-holes there is no way you can fairly judge a roof condition from satellite or drone pictures. I have done a lot of roofing and unless your on a roof you should not be condemning it.

"I don't see where they can be mandated by an insurance company, but in today's world, who knows what an insurance company can pull off until they get caught."

Well if you have lobbyists with tons of resource ($) you too could get away with BS like they do.

75gmck25 · 2026-05-21T19:56:09-0400

I always shut my water off at the main house valve when we leave for more than a day, so I have been looking at the Moen valves for quite a while. We have twice had neighbors where water problems occurred when they were out of town, and it was really expensive to repair. Drywall and flooring removal, mold remediation, drywall, molding and floor installation, painting, etc.

I continue looking because its seems like there should be a few competing products or an independent review of the Moen valve, but everything I find online is just simple user reviews (works great, etc.) . I am willing to spend the money if it works well, but its way too much if its not reliable.

DGersic · 2026-05-21T20:22:20-0400

justsam said:
Clearly having such a device is not a "bad" idea, just do not like to be forced into it. New construction or remodel could make make it less bitter.

I seem to recall that one of the findings from your most recent slate of fires was that a lack of water shut offs lead to low water supply for fire fighting. So, if CA is mandating water shut offs, I can kinda see that as not unreasonable.

kbuhagiar · 2026-05-21T20:38:01-0400

DGersic said:
I seem to recall that one of the findings from your most recent slate of fires was that a lack of water shut offs lead to low water supply for fire fighting. So, if CA is mandating water shut offs, I can kinda see that as not unreasonable.

I wonder how that would apply to houses with fire supression (sprinkler) systems (like ours)?

I have a single feed for both the house and the sprinklers; I would have to break out and trench around 100 feet of concrete in order to establish a new separate feed for my sprinkler system. I'd hate to think of the sprinklers running dry when they may be needed the most.

DGersic · 2026-05-21T20:43:06-0400

kbuhagiar said:
I wonder how that would apply to houses with fire supression (sprinkler) systems (like ours)?

I have a single feed for both the house and the sprinklers; I would have to break out and trench around 100 feet of concrete in order to establish a new separate feed for my sprinkler system. I'd hate to think of the sprinklers running dry when they may be needed the most.

If it were mine, I’d design it to keep the sprinklers running, but to have a point where it gives up and cuts the water off to save pressure for fire fighting.

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