By Jerry L’Ecuyer & Frank Alvarez

Dear Maintenance Men:
Our residents are complaining that the laundry room dryer is not drying the clothes in a timely manner. We checked the dryer and there was plenty of heat being generated. What do you think the issue is?
Thanks, Sherri

Dear Sherri,
You are describing a classic clogged dryer exhaust hose or line. In a laundry room scenario, there are sometimes long exhaust tubes and this tube will accumulate lint over the years. This will make the dryer’s exhaust very difficult to work efficiently. Luckily, this is a very easy DIY fix!

1: Go to a Home Depot or a Lowes Home Improvement Store and purchase a dryer duct cleaning kit. Most kits are good to clean about 12 feet of ductwork and extra lengths of rods are sometimes available if your ducts are longer.

2: If your dryer is easily accessible; pull the dryer away from the wall and remove the flexible tube from the dryer. Clean out all the lint that has accumulated just inside the dryer exhaust port.

3: This is a good time to replace the flexible tube between the dryer and the wall or hard exhaust tube.

4: Connect the brush that came with the vent cleaning kit with the first section of the cleaning rod. (The cleaning kit comes with a number of cleaning rods and brushes)

5: Connect the first section of the cleaning rod to a drill motor set on low. Push the brush into the exhaust tube in the wall or along the floor. Using the drill motor to turn the brush in a clockwise rotation. (If the dryer is difficult to access. Start cleaning from the far end of the exhaust tube and work your way to the dryer.) Pro Tip: If the dryer is connected to the tube and you are starting the cleaning from the outside going in; turn on the dryer to Air Dry. The air pressure will help push the lint out the tube as you clean the tube with the brush.)

6: Continuing with the clockwise rotation; pull the brush out and clean off the accumulated lint. Attached a second rod to the first one. (Again, only turn the drill motor in a clockwise rotation at all times. If you reverse the rotation, the rods could come loose in the exhaust tube.)

7: Keep adding rods until the brush comes out the other side or end of the exhaust tube.

8: Reconnect the dryer flex hose to the exhaust tube. Turn on the dryer to Air Dry and allow the force of the air to push out any remaining lint and dust.

The Dryer Vent Tube should be cleaned once a year. A cogged tube is both a fire hazard and a waste of expensive energy.

Dear Maintenance Men:
I have a laundry room problem. I am forever repairing drywall holes that have been kicked in. How can I stop the tenants/kids/visitors etc. from abusing my laundry room?
Steve

Dear Steve:
Since many people use the laundry room as a meeting area and keeping a guard is not reasonable. The quick and easy answer would be to install a self-closing/locking security door and give keys to all the tenants. This works to a point, but over time the door may find itself open. So, we tried to beat the vandals at their own game. We now install “T-111” plywood along the lower four feet of the laundry room walls. T-111 plywood comes in a 4×8 sheet and has vertical lines running through it. Typically, T-111 is used for garage door sheathing and building siding. Installation is fairly straight forward. We cut the plywood in half producing 4×4 sheets. These are then screwed to the wall at every 16” or at each wall stud. The lines should be vertical. Then install a 1×4 plank to trim the top of the sheet along with a plank at the bottom as replacement for the base coving. Caulk all seams and edges, paint with primer and enamel paint of choice. If you two tone the trim board and T-111, it looks very nice and it will be a lot tougher on your little vandal’s toes than your wall!

Dear Maintenance Men:

I have a toilet that runs every ten or twenty minutes. I have replaced the fill valve, flapper valve and I have even scrubbed under the rim! In other words, all the items I can think of that are replaceable in the tank are new. What else should I be looking at?

Sam

Dear Sam:
You replaced all the easy ones!! When all else fails on a toilet leak down issue; it is time to put on your rubber gloves and get an adjustable wrench. Chances are the problem lies with the Flush Valve Seat. The rubber flapper valve seals against the flush valve seat (the big hole at the bottom of the tank.) to either keep the water in the tank or let the water out of the tank. The seat may have a burr, crack or calcium deposits that allow a small amount of water to seep past the rubber flush valve. Sanding the seat to remove the burr or calcium deposit is a short-term solution and rarely solves the problem for long. A permanent solution is to replace the flush valve. Start by turning off the water supply, completely empty the tank and remove the water line. Remove the two or three bolts holding the tank to the toilet bowl. Turn the tank upside down and remove the large nylon or brass nut that holds the flush valve to the tank. Install the new flush valve. Be sure the tank bottom is clean, and no debris gets between the new valve’s rubber gasket and the tank. Tighten the large nut on the outside of the tank and you are ready to reassemble the tank and bowl and put the toilet back into action. When reassembling the tank to the bowl, install new rubber washers and bolts.

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 a 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.