DEAR MAINTENANCE MEN
B y J erry L’E cuyer & F rank A lvarez
Dear Maintenance Men:
During the recent rains, my building started leaking. I was surprised, as I had just installed a new roof. The odd thing about the leak is that it is only affecting the downstairs units. What is going on and how do I solve this? Michael
Dear Michael:
Water is a funny thing and tracking down leaks sometimes takes a bit of detective work. The first thing we would check is the roof. As you stated, the roof is new, but sometimes the old flashing does not get caulked and the water finds its way down the side of a pipe, valley, or junction area. Have your roofer double check all the flashings. Another issue to look at is water pooling around the foundation. If you have cracks in the foundation, water will find its way in. Be sure to clear any debris, dirt and leaves from around your building or anything that will cause a water dam effect.
Overgrown or old landscaping can contribute to leaks by trapping water or redirecting water to the building instead of away from it. Inspect the building’s stucco for cracks. We have seen small cracks in the stucco suck in large amounts of water. Pay close attention to the stucco between floors, or on the edge of balconies. Balconies shed a lot of water which may cascade over the edge and flow back into the stucco where a hidden crack will allow the water to enter. If you have aluminum windows, check the weep holes that allow water to drain out of the window tracks.
Dear Maintenance Men:
I am having a plumbing issue that is causing hot water to cross into the cold water lines. Sometimes it takes a good five minutes to get cold water from the faucet or spout. The issue seems to be worse early in the morning. Any help in tracking this down
Roberts Management & Investments Subsidiary of Ray Roberts Realty, Inc. Over 70+ Years of Trusted Service and Experience 24 Hour Emergency Service Line DRE #01141711 Full Service Management Company Se Habla Español Management Plan Customized to Your Goals Detailed Computerized Monthly Financial Statements Resident Screening, Rent Collections and Resident Relations RAY ROBERTS REALTY
(562) 430-3588
22
Ask for: Mark Roberts 4662 Katella Ave., Los Alamitos, CA 90720
Fax (562) 430-0693
Apartment News
www.aaoc.com
www.rayrobertsrealty.com August 2021
will be appreciated. Eric
Dear Eric:
The problem is most likely in your shower or tub. This issue often happens with single handle shower valves. The rubber seals in the valves harden or crack and cause the hot water to seep into the cold water lines. The reason the problem is worse in the morning is because the water system is sitting without use all night. The simplest solution is to replace all your shower valve cartridges at the same time. We suggest you do all the valves, as it is hard to determine which valves are bleeding over into the cold water system. If you have single handle kitchen or bath sink faucets, you may want to consider replacing those cartridges as well. This is a precursor to valve body damage, and if the symptoms return, the valve bodies will need to be replaced as well.
Dear Maintenance Men:
We are scheduled to upgrade all the bathroom showers and tubs this year. One feature we will be adding is a safety grab bar for each shower or tub. What do we need to know to install these bars correctly? Thank you. George
Dear George:
The use of handrails and safety bars help provide stability and extra support required by the elderly and people with limited mobility. Approved ADA grab Maintenance Men — continued on page 24
