Dear Maintenance Men:
Our apartment building contains all two-bedroom two-bath units. One of our residents is complaining that the hot water in the shower turns cold after 5 or so minutes while the other shower will give hot water for as long as needed. What’s the problem?
Steve

Dear Steve:
Sounds like you have an anti-scald valve malfunctioning. An anti-scald valve prevents the user from getting burned or scalded by hot water when there is a drop in cold-water pressure, such as when a toilet is flushed. Some valves are built into the mixing valves, others are separate. Determine the valve brand and model and take that information to your local plumbing supplier. The supplier should be able to sell you what replacement parts are necessary.

Dear Maintenance Men:

I’m just starting to build my repair toolbox for apartment maintenance. What tools would you suggest at minimum?

Anna

Dear Anna:

Having the right tool for the job will help you complete your work faster, more professionally and with much less frustration. Below is a partial list of must-have tools. Remember: you can never have too much … Money, Power or TOOLS!

• Claw hammer
• Large flat screwdriver
• Good quality Philips/flat screwdriver with replaceable tips
• Half inch & one-inch-wide chisel
• Safety glasses
• Small powerful rechargeable flashlight
• Head lamp
• Utility knife
• Channel lock pliers
• Pipe wrench
• Klein Tools 12-in-1 Faucet Wrench Multi Tool
• Adjustable wrench
• Needle nose & adjustable pliers
• 12” Torpedo level with magnetic strip
• 25-foot tape measure with 1”tape width
• 12” locking forceps (for getting things out of garbage disposals etc.)
• Hack saw
• Powerful cordless drill. (With extra batteries)
• Cordless circular saw (All the cordless tools should use the same battery)
• Pencil
• Leather gloves
• Propane Gas torch
• Electrical tester
• Duct tape (will fix almost anything)
• Plumbing parts box (seats, faucet valves, washers, toilet flappers, etc)
• First Aid kit
• Pick-up truck

The pick-up-truck is not a necessity, but it sure makes a nice place to put your toolbox.

Dear Maintenance Men:

I’m getting ready to purchase an apartment building that has 30 gal water heaters in each unit. Some of the heaters look new, but most are old looking. How long do most heaters last and what are some signs of imminent failure?

Bill

Dear Bill:

The chances of several heaters failing to perform all at once are very slim. The cost of replacement can be extended over time. The average life span of a typical 30 or 40-gallon water heater is about 10 to 12 years, some may last longer depending on use. A sign the end may be near is banging noises coming from the heater, limited hot water use or long heater cycle times. Flushing out an older water heater might give it more life by clearing out calcium deposits. Replace the zinc anodes to curb corrosion inside the tank. If there is calcium built up around the water lines; replace them. However, if you find water pooling at the base of the heater … replace the tank immediately, it has FAILED!!

WE NEED Maintenance Questions!!!    If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to:  DearMaintenanceMen@gmail.com

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 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 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.