Dear Maintenance Men:

By Jerry L’Ecuyer & Frankie Alvarez

 www.JLE1.com

Dear Maintenance Man,

I own 4 units in Anaheim built in 1927.  My building sits on a raised foundation. The other day while doing some plumbing repairs under the building, I found some deteriorated support posts.  One was hanging from the beam it was meant to support!  I’d like to replace them.  Is this a “Do it yourself” project or should I call a professional.

“Willing to work”  

Dear “ willing to work”

Not a project for the faint of heart!  We recommend the use of a licensed contractor experienced in this type of work. For information or if you feel confident in your ability, please read on. 

Your building is supported by what is called “conventional wood floor framing”

This type of framing consist of the following systems beginning from the ground up

  1. A Footing
  2. A Concrete pier block
  3. A Foundation Post
  4. A Girder
  5. A Floor joist

Before you make the decision to do it yourself: 

  1. Call a professional to estimate the cost of replacement and “shadow” them as they describe the procedure and method of replacement.
  2. If in doubt about your ability to perform the work and the price for the professional is reasonable, let them do it.

Now, if you’re up to the task use the following safety procedure before you start the work. 

  1. Understand that the foundation posts are supporting a considerable amount of load (The dwelling and everything in it)
  2. If possible it is extremely important to have another person at the exterior in case of emergency.
  3. Proper lighting
  4. Eye protection (because you will most likely be looking up).
  5. Dust masks, gloves etc.
  6. Approx. (2) 3-ton hydraulic jacks for temporary support of girders placed approx. 2’ on either side of pier block.

Follow this simple procedure. 

  1. Choose a pier block that has straps to which your new foundation post will be secured.
  2. Measure the length of your new pier block and calculate the distance from new pier block to girder. Cut the foundation post to fit snug between your new pier block and girder.
  3. Use a  bolt through T-strap to fasten the foundation post to girder.  

Tools Required

  1. Circular saw
  2. Hammer
  3. 5lbs. Sledge (for minor forcing of foundation post between girder and pier block)
  4. Chisel
  5. (2) 3 ton hydraulic  jacks
  6. Drill and drill bits for pre-drilling bolt holes.

Good luck with your project and above all, safety first!

 

Dear Maintenance Men:

I had a bad plumbing leak inside one of my bathroom plaster lath walls.   Should I repair the walls with similar material or just replace the damaged area with drywall board.

Butch 

Dear Butch:

After completing all of your plumbing repairs, we recommend that you inspect your walls carefully.   Lath and plaster tends to lose its structural integrity if exposed to water for an extended period of time.   The nails and lath (wire mesh) rust and begin to disintegrate, which eventually makes the wall unstable.     Once you determine the extent of damage to your walls, cut out the damaged area to the nearest stud.  It will be much easier to use drywall board to make the repairs, but the chance of your existing walls and the drywall being the same thickness is slim.  Use furring strips or thin pieces of wood to shim the drywall to the desired thickness or level of the existing walls.   Apply drywall tape to the edges and use drywall mud to feather the edges and then texture to match.      

 

Dear Maintenance Men:

I am about to undertake a landscape rehab project at my building.  My problem is that I have a 25-foot King Palm in the way.  Can this palm be moved? I’ve also heard that landscape companies will pay for good-sized palms or at least remove the tree for free.  Is this true?

John 

Dear John:

Good question.  We contacted a couple of local tree and palm experts in our area.  They said King Palms do not travel well and if they are laid down on their sides for transport, they have a low survival rate.   For that reason most tree companies will not pay for or remove a King Palms for free.   The cost of hiring a crane truck and crew for transplant, most likely will be more then the palm is worth.   If it were us, we would try to find a way to include the palm in our new landscape plans.  They are beautiful palms.  Good luck in your project. 

 

 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