Dear Maintenance Men

by Jerry L’Ecuyer & Frank Alvarez Dear Maintenance Men: I am trying to be on top of my preventive maintenance this year. It is spring, so what do you suggest I look at first? Mike Dear Maintenance Men: My units all have dishwashers. I am starting to get complaints from the residents that the dishwashers do not clean the dishes as well as they did when new. What is the problem and what can I do about it? Bill

Dear Mike: Summer is just around the corner and it may be a hot one. Prior to summer, it is essential to properly inspect and troubleshoot your HVAC (a/c) units whether they are window, wall or central. Most A/C units fail or work improperly due to nonexistent or improper maintenance and not age. Cleaning is your A/C is the most inexpensive and critical maintenance procedure you can perform. Here is our 4-point check list: 1:Turn on the A/C and listen for unusual noises. 2:Inspect/clean or replace filters. Filters should be cleaned or replaced at the beginning of each major season, such as before summer and before winter. 3:Clean & repair damaged or bent fins. (They can constrict proper air flow and decrease the cooling capacity of the A/C unit. 4:Clean out all dust and debris inside of the A/C pan or coils. On a central HVAC unit: cleaning or replacing the main and return filters, may be the limit on a DIY cleaning. A qualified technician should do any other work on a central heating and air unit.

Dear Maintenance Men: I have a pool at my apartment building and my pool man is suggesting I convert to a salt system for sanitizing the water. Will the salt damage my pool or its equipment? How does a salt system work? Will swimming in the pool feel like an ocean swim? Rick

Dear Rick: We are big fans of salt systems for swimming pools. They feel great to swim in and you don’t have that chlorine smell on you when you get out. A salt water system or “salt water chlorine generator” is used to replace liquid or pellet chlorine with chlorine produced from salt in the water. The salt dissolves in the water separating into sodium and chloride. By passing a low voltage electrical current between special metal plates and the water, the salt-cell will convert the chloride into chlorine in a process called electrolysis. The salt system will create the chlorine to sanitize the water, but without the chlorine smell, taste or feel. Not to mention, you will not need to handle or store a dangerous chemical. Swimming in a salt pool is not like swimming in the ocean. A salt pool contains 3000-4000 PPM of salt while the ocean is approximately 35,000 PPM. A better example is: a salt pool is like one tablespoon of salt in a gallon of water and the ocean is like 9 or 10 tablespoons of salt in the same gallon of water. The salt pool is closer to the salinity of your eye’s natural levels. A typical human eye’s salinity level is about 9000 PPM. While switching to a salt system pool has many advantages, there are a few downsides.

If the pool if very old, using a salt system may further corrode the pool’s metal skimmer and return pipes faster. Older pool heaters may also be adversely affected. Calcium may build up on the tile work. Newer pools use plastic pipes and pumps; the salt will not cause any damage to these items. Dear Bill: A number of issues may cause this problem. 1:Check that the dishwasher’s filter or grates are not clogged. The filters are commonly found under the rotating spray arms at the bottom of the dishwasher. The filters normally snap in and out of place. Remove them gently and watch for broken glass. 2:Check the operation of the water inlet solenoid valve. It should open and close crisply. 3: Related to the inlet valve is the water level sensor. The sensor looks like a small upside down cup or float, normally located at the front corner of the tub. Calcium buildup can sometimes cause the water level sensor float to malfunction, causing too little water to be allowed into the dishwasher. Cleaning the float area with vinegar should help. 4:Check the temperature of the water going into the dishwasher. The water should be at least 140 degrees. 5:Hard water is most likely the biggest hindrance to having clean looking dishes. The dishes may actually be clean, but look dingy or milky. Hard water will cause calcium and mineral deposits to adhere to all wet areas of the dishwasher and over time the dishes themselves. The rotating spray arms may fill with mineral buildup and clog. To remove the hard water deposits, run the dishwasher empty on its longest setting, usually the pots & pans setting. Add a few cups of vinegar to the water without soap or dishes. Run the dishwasher with clear water through a short cycle to flush the vinegar before using again. 6: Installation of a soft water system will greatly improve the performance of any dishwasher, as will using name brand dishwashing soap. 7: Install a water softener. You may have hard water as described above. Soft water will make a huge difference in calcium buildup in the dishwasher as well as the water heater.

Bio: If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment please call Buffalo Maintenance, Inc. at 714 956-8371

Frank Alvarez is licensed contractor and the Operations Director and co-owner of Buffalo Maintenance, Inc. He has been involved with apartment maintenance & construction for over 30 years. Frankie is President of the Apartment Association of Orange County and a lecturer, educational instructor and Chair of the Education Committee of the AAOC. He is also Chairman of the Product Service Counsel. Frank can be reached at (714) 9568371 Frankie@BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com

Jerry L’Ecuyer is a real estate broker. He is currently a Director Emeritus and Past President of the Apartment Association of Orange County and past Chairman of the association’s Education Committee. Jerry has been involved with apartments as a professional since 1988.