Dear Maintenance Men:
When my tenant’s dishwasher first turns on, there is a smell of sewer gas. Does this mean that the dishwasher is improperly plumbed?

Thank you,

Clara

Dear Clara:

Most times, the issue is in the actual filter system and caused by the accumulation of food particles and debris (the smell is generated by the bacteria and organic decomposition).

Other issues and contributors can be the following.

1. Missing /incorrect installation of the dishwasher drain hose to the airgap, or Missing airgap. It is very critical that the drain hose is installed with a “high loop” to the airgap and then back down and connected to your garbage disposal inlet. If not, this can allow residual drain water to find its way back down into your dishwasher and contribute to the odor. (This is most likely your issue)
2. The dishwasher requires a thorough cleaning cycle.  Back in the day, we would use TANG (yes, TANG) to clean and rinse the dishwasher to remove “wet dog” or “sewer” odors from the housing, filters, and drains. Today, they sell dishwasher cleaning packets which are high in citric acid content. Whichever product you use, you should do this every few months as a routine maintenance procedure.

Dear Maintenance Men:

I have a nine-unit apartment building with a 100-gallon water heater that serves all the residents. The problem is that only the nearest units to the water heater get any hot water. The units at the other end of the building only get cold water. The heater seems to be working and producing hot water. How do I solve this dilemma?

David

Dear David:

Sounds like your circulation pump is not working properly. Calcium or hard water deposits in the water heater and lines may also aggravate this problem. The circulation pump’s job is to bring hot water to all the units at the same time. When the pump is not working or is clogged, the hot water will take much longer to get to the unit’s furthest away from the heater. The first step is to determine if the pump is working. Locate the pump near the water heater, check that the motor is plugged into an electrical outlet. Next, touch the water lines on either side of the pump and determine the temperature. If it is working properly, the lines should be warm or cool to the touch, not hot. If the pipes are hot or very hot to the touch, the pump is not working properly. If the pump does not spin when plugged in, it may need to be replaced. If the pump motor is working, the pump may be clogged with debris. Remove the pump and clear out the lines. Take care to clean the line from the pump to the water heater. This is generally the problem. While you have things apart, this is a good time to clean out the calcium deposits in the water heater, which caused the clog in the first place. Water heater clean outs should be done at least once a year.

Dear Maintenance Men:

One of my residents is requesting a safety grab bar for the shower/tub. What do I need to get and how do I install it safely?

Bob

Dear Bob:

This is a subject that is surfacing more and more as our residents are getting older. The use of handrails and safety bars helps provide stability and extra support required by the elderly and people with limited mobility. Shower and bathroom safety grab bars are available in a wide variety of configurations, colors and finishes. The most common is stainless steel or chrome finish.

Installation of grab bars must be done securely. The 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 size do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition and have not been compromised by water intrusion, you may use large toggle bolts or if you have access to the back side of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be found at any local hardware store.

Handyman Humor:

Wife texts husband on a cold winter’s morning: “Windows frozen, won’t open.”
Husband texts back: “Gently pour some lukewarm water over it and gently tap edges with hammer.” 
Wife texts back 5 minutes later: “Computer really messed up now.”

Written by Jerry L’Ecuyer & Frank Alvarez

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 Past 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) 956-8371

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.