8 minute read
Dear Maintenance Men
By Jerry l’eCuyer & franK alvarez
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
Ask for: Mark Roberts 4662 Katella Ave., Los Alamitos, CA 90720 (562) 430-3588 Fax (562) 430-0693 www.rayrobertsrealty.com 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
bars are available in a wide variety of configurations, colors and finishes. The most common is the stainless steel or chrome finish. The grab-bars must be able to support a dead weight pull of 250 pounds. The preferred method is to bolt directly into the wall studs. This is not always practical, as the stud might not line up where they are needed. Grab-bars can be mounted vertically or at an angle to match wall stud spacing. Horizontal installation can be difficult because stud spacing, and bar sizes do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition, you may use large toggle bolts or if you have access to the backside of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be located at any local hardware store. It is advisable that you check ADA requirements with local, state, and federal agencies for regulations governing height, distance, and angle of the bars.
Dear Maintenance Men: How do I get oil or grease stains out of concrete? I have both a concrete patio and a parking area with grease stains. Soap and water does not get them clean. Brenda
Dear Brenda:
Go to your local grocery store and pick up the cheapest brand of cat litter you can find. Spread the cat litter over the oil-stained concrete and grind it in with your shoes. Leave the litter in place for a minimum of an hour (24 hours is best) and then sweep up the litter and the stain should be gone. Cat litter is an absorbent that helps draw out the oil or grease. If you have a large area to clean, you may want to go to the hardware store or industrial supply house and purchase 50-pound bags of Absorbent. The cost is a little more than a regular sized bag of cat litter at the supermarket or pet store.
Dear Maintenance Men: I need to replace a dishwasher for the first time and I am a little intimidated by the process. Can you walk me through the installation procedure? Mac
Dear Mac:
The installation of a dishwasher is not as complicated as it looks. Start by turning off the electricity leading to the machine, then turning off the water at the main shut-off. If your dishwasher site is not pre-plumbed with a separate water valve, remove the existing hot water angle stop valve under the sink and install a double threaded angle stop/shutoff valve. Use a stainless-steel braided flex water line to hook up to the dishwasher. You may need to buy a
fitting to screw into your dishwasher to accept the hose. Most new machines don’t come with the fitting. You might also be able to remove the fitting from the old dishwasher. Next, connect the drain line from the dishwasher pump motor outlet to the garbage disposer inlet. Don’t forget remove the “knockout” in the garbage disposal inlet. Be sure to use an “Air Gap” between the dishwasher and the garbage disposal. The air gap is installed next the faucet and stops the water from draining back into the dishwasher by siphon action. If you are unable to install a true air gap device, loop your drain line over the dishwasher before hooking up to the garbage disposal. Both methods will prevent debris from sucking back into the machine. Look for a small electrical box under the dishwasher, remove the cover and pull out the wires. Connect your wires or pig tail to the machine. A “pig tail” is a wire with a plug on one end and bare wires on the other end. Be sure to hook up the green “ground” wire for safety. Carefully push your machine under the counter. Once in place, adjust the legs by turning them in or out to level the machine. There should be two tabs at the front top of the dishwasher, use these to secure the machine to the countertop with screws. Now, turn on your water and electricity and test your dishwasher and check for leaks.
Trivia:
Bricks are the oldest manufactured building material still in use. Egyptians used them 7,000 years ago.
Do you know…
AAOC is non-profit?? That means
YOUR dollars come back to
YOU!
If you need maintenance work or a consultation for your building or project, please contact Buffalo Maintenance, Inc. to schedule an appointment. We are available throughout Southern California and can be reached at 714-956-8371. For more information, visit www.BuffaloMaintenance.com.
Frank Alvarez is a licensed contractor and the Operations Director and Co-Owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance and construction for more than 30 years and frequently serves as a guest lecturer and educational instructor. Frank also serves as president of the Apartment Association of Orange County (AAOC) and chair of the AAOC Education Committee. Frank can be reached at (714) 956-8371 or Frankie@ BuffaloMaintenance.com.
Jerry L’Ecuyer is a real estate broker and a Director Emeritus of the Apartment Association of Orange County. He is a past president and longtime board member of the association, in addition to having served as chair of its Education Committee. Jerry has been involved with apartments as a professional since 1988.
Multi-family specialists
DRAINS UNBLOCKED!
Expert Plumbing Repairs
RESULTS OR NO CHARGE FREE ESTIMATES “Introductory Offer” $75.00
Includes Service Call & Labor Main Lines from $95.00 AAROW
DRAIN & PLUMBING
24 HR.EMERGENCY SERVICE
Residential n Commercial Kitchen Sinks n Bathroom Fixtures Complete Remodeling Utility Drains n Floor Drains Sewer Camera Inspections n Insured No Travel Charge n All Power Equipment Complete Maintenance n Hydrojetting (714) 836-4861
