Dear
Maintenance Men:
Dear
Maintenance Men:
I have a small
all-electric building which has never experienced major electrical
problems until now. One of my residents is concerned about an increase in her
electrical bill. She stated that
her neighbors were experiencing electric bills of approximately
$40 to $80 dollars a month. She
has been paying on average a monthly electric bill of $120 to $140.
What can be causing this huge difference in billing?
Help signed Shocked
Dear Shocked:
We will assume that your building operates each unit on a 240-v panel that in turn operates a 240-volt major appliance. Example: range, wall heater, air conditioner, and water heater. The following are the most common reasons for increases in electric consumption that can cause dramatic increases in the electric bill.
1. Resident using air-conditioning for extended periods of time.
2. The 30-gallon electric water heater thermostat and elements are not heating properly or efficiently. Has the water heater been drained or cleaned recently? As sediment builds, it tends to bury the bottom element causing the water heater to work harder and consume more electricity.
3. A weak 120 volt leg/line feed or supply can cause major appliances to work less efficiently, Example: the water heater takes longer to heat, the range takes longer to cook, the wall heater takes longer to warm, the a/c takes longer to cool.
4. A bleed: A circuit that continues to draw amp even though the appliance is in the off position.
It will be wise to have a licensed electrician evaluate and troubleshoot this particular unit and check the above mentioned possibilities.
Dear
Maintenance Men:
My four-plex was
built in the late fifties. The water pressure has always been strong, and I’ve
never had problems with the pipes. But
lately the residents have started to complain about low water pressure.
I called in a plumber, he took one look at the galvanized pipes and said
“You need to re-pipe your building”.
I was a bit surprised, as my pipes look great. Could the low pressure be
caused by something else? What
should I check before I spend money on a very expensive re-pipe.
Jack
Dear Jack:
A building of that vintage is probably well past due on a re-pipe. You indicate your pipes look great, that is a good sign. It is best to eliminate all possible sources of your low-pressure problem first before committing to an expensive and disruptive re-piping job. Below is a list of items to check which may solve your low water pressure problem.
1. Is the main city valve at the street open 100%?
2. Check your building’s main gate valve. It may be partially closed, does the gate move freely, or does it just spin. As gate valves get old, they may get stuck in the open or closed position and sometimes half way. It is best to replace any and all gate valves with a new “Ball Valve”.
3. Next, check your water heater shut off valve. If it is a gate valve, replace it with a ball valve.
4. While you are at the water heater, check for sediment in the tank. As sediment builds up in the tank, some may kick up into the water lines and clog your faucet valves and aerators.
5. Check the under sink angle valves. If you can not turn them on or off, replace them with new angle stop ball valves.
6. At the sink level, check the faucet aerator for sediment and the faucet valve stem for debris. This check can also be done on the showerhead. Sediment can clog the head and simulate low pressure.
7. Check your water bill over the past year. Are there changes in the usage levels? A sharp rise may indicate a slab leak.
Any one of the above items can effect your water pressure. It is relatively easy and inexpensive to rule out all of the above problems. If you still have low water pressure after doing all your checks and repairs, chances are good you will need to re-pipe your building.
Dear Maintenance
Men:
The news lately has
been talking about “El Niño”
again. Does this mean we are
going to have a wet winter? What do
I need to do to get my building ready for the deluge if it comes?
Frank
Dear Frank:
With the winter coming, be it wet or not, this is a good time to get ready. Start from the top and go down. Inspect your roof; replace any loose tiles, shingles etc. Caulk all flashing around fireplaces, vent pipes, siding to roof transitions and skylights. Remove any junk on the roof, clean your gutters, and secure any loose runs. Test your gutters with water to make sure they are pitched correctly and check your gutter downspouts; make sure they direct the water away from the building. If you have any floor drains, clean out and snake them. Caulk any window trim, wall vents and any area that might get wet during a rainstorm. Check your sprinkler timers and adjust the duration and days watered. Don’t turn them off, just cut back from the summer schedule. To keep your grass green all winter; fertilize and seed with Rye grass. During windy, rainy weather, trees may touch both the side and roof of your building, trim any branches that may cause damage. Secure any weak or young trees or bushes that may fall in a storm. These simple winterizing steps will help keep you dry and off of the roof during winter weather.
Dear Apartment
Owners:
We are getting close to the holidays, which means guests, cooking and an emergency call to you from one of your residents on Thanksgiving Day about a clogged sink or non-working oven with an apartment full of guests waiting for dinner. This scenario can ruin both yours and your residents’ holiday. The answer is . . . Preventive Maintenance. Before the holiday season begins, check each stove and oven for proper operation, many residents only turn on their ovens at this time of year, and the problem may be as simple as a pilot light being out. Also, check the oven’s temperature calibration with an oven thermometer. Because of heavier than normal use of the plumbing, it may be a good idea to snake out your main plumbing lines. Also, sending a note to each tenant on the proper use of the kitchen garbage disposal unit. Note what they should and should not put down the disposal unit. A few items to include on this No No list are: banana peals, potato skins, coffee grounds and any stringy food. Also make sure they turn on the water before using the garbage disposal and put down small amounts of food at a time. Warn them not use the garbage disposal as a trash can and then turn it on when full, it will clog.
Bio:
Jerry L'Ecuyer is the owner of JLE Property Management & Buffalo
Maintenance and is a licensed contractor & real estate broker.
He is currently on the Board of Directors and Chairman of the Education
Committee for the Apartment Association of Orange County. Jerry has been involved with apartments as a professional
since 1988 and can be reached at (714) 778-0480 or jerry@JLE1.com. Frank Alvarez is the Operations Director for Buffalo
Maintenance. He has been involved with apartment maintenance for over 14 years.
Frank can be reached at (714) 956-8371 or visit the office at, 202 E. Broadway
in Anaheim, CA 92805. Please view our web site at: WWW.JLE1.COM