Spotlight on: Saving Money by Performing Preventative Maintenance on Plumbing
Jan. 29, 2015 — Last week we looked at some key areas where boards tend to defer maintenance. Plumbing was number one on the list — and it's a tricky one. It's easy to see why people don't address plumbing problems until they happen, being that you have to break through walls to access problematic pipes. And people are probably not going to be keen on having you tear up their bathroom "just" for some routine maintenance.
Yet performing regular preventive maintenance can reduce overall yearly costs for plumbing repairs. Here are the areas in which you can stay ahead of plumbing problems.
Drainage
Underground and horizontal sewer drainage piping should be cleaned by water jet or roto-rooting once a year to avoid stoppages. Drainage piping that leaks and has been provided with a temporary saddle should be removed and replaced with new piping. All fixtures should be vented and the waste pipes should pitch in the direction of flow. Plumbing fixture traps under sinks and lavatories should have the plug removed every year so that the traps can be cleaned of obstructions.
Storm Drainage
Roof, terrace, balcony, and plaza drains including gutters should be cleaned periodically and cleared of leaves and other debris (at least twice a year) to avoid stoppages and backups. Floor-drain grates should be removed and the trap cleaned as well. The entire underground and horizontal house drains should be flushed clean and roto-rooted at least once a year. Basket strainers should be installed in drains that collect debris to avoid stoppages in the piping system.
Water Systems
In areas with hard water, calcium carbonate will adhere to the walls of the copper tubing, eventually causing a reduction of the pressure available at faucets and showerheads. To prevent this, a magnet should be installed on the water piping as it enters the building. The magnet reverses the polarity of the water and causes the calcium carbonate to be repelled from the walls of the piping.
Water piping in old buildings may be galvanized and, over the years, galvanic action can occur forming a white residue within the inside of the pipe that reduces the water column and pressure. Often, when new renovations occur, the contractor uses copper piping to replace the old galvanized pipe. However, if a dielectric coupling is not installed between the two dissimilar metal pipes, deterioration will occur at the connections. All galvanized piping should be removed and replaced with copper piping in old buildings to increase the water volume and pressure.
Local water heaters usually have a five-year warranty. The relief valve should be checked once a year by lifting the lever and making sure water is discharged. If rust is starting to appear at the base of the gas or electric water heater, it is time for a replacement.
Water Tanks and Pumps
Gravity wood and steel roof tanks and suction tanks are required by the health and building code to be cleaned once a year. However, this is seldom done and often the water can become a “coffee color” if the tank has not been cleaned. A bypass should always be installed around gravity roof tanks and suction tanks for emergencies with connections from the building's house pumps to maintain the water supply temporarily.
Booster water pumps, when used as a source of water supply without tanks in a cellar or basement area, should also be equipped with a bypass line so street pressure can serve the building's fixtures up to the lower floors. Pumps should be checked to make sure they are not turning on and off more than five times an hour. They should be checked and lubricated every year.
Valves
Valves in water systems should be inspected periodically. If they do not close tightly, it is time for their replacement. The stop valves at plumbing fixtures should be opened fully and then closed slightly to prevent the valves from locking in the open position. Pressure-reducing valves should have strainers that can be checked once a year. Shower-mixing valves should have stop valves and should also be opened fully then closed slightly to prevent locking open.
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