When other people are\u00a0thinking about summer vacation, residential property managers need to be thinking about plumbing.\u00a0 Yes, spring is time to get ahead of the game and take care of minor issues before they have a chance to create major problems.\u00a0 For those managing residential properties there’s quite a bit that can be done\u00a0to prepare your plumbing for summer and head off problems such as drain backups, and even avoid major disasters such as flooding.\u00a0 Summertime is also\u00a0great for jogging your memory to bring your maintenance items up to date for any type of property.<\/p>\n
Spring is time to re-activate those items you may have shut down for the winter such as swimming pools and lawn sprinklers.\u00a0 But don’t just turn them back on.\u00a0 It’s time to inspect them and make adjustments, and once they’re running again make sure their working properly.\u00a0 Are there any irrigation leaks? Any\u00a0broken or miss-aimed sprinkler heads?\u00a0 Do you have any pool plumbing or equipment that’s\u00a0not up to par?\u00a0 Is the water chemistry back to where it should be?<\/p>\n
Don’t forget gas lines, valves, and BBQ grills.\u00a0 Inspection and testing by a master plumber goes a long way in assuring everyone’s safety.<\/p>\n
With an uptick in social activities, especially BBQs, there’s added demands on drains and sewers.\u00a0 After a party many people rush through parties, letting more go down the drain and dumping more leftovers into the garbage disposal than they otherwise might.\u00a0 So spring and early summer are great times for preventive drain cleaning and sewer cleaning.\u00a0 An in-pipe video camera inspection will alert you to upcoming problems and hydro-jetting will thoroughly clear sewer and drain lines to prevent backups.\u00a0 Don’t forget storm drains.\u00a0 They should be inspected and cleaned to prevent “mini flash floods” following thunderstorms.<\/p>\n
In the summertime apartments, condos, and even small businesses remain unoccupied for a week or more, without your even knowing about it.<\/p>\n
As you’re probably aware, the majority of property insurance claims are for water damage.\u00a0 Taking action within the very first day is critical in minimizing losses, and is required by insurance companies before secondary damage will be covered.\u00a0 But what if a tenant is away on vacation?\u00a0 They could very well be gone for two weeks!\u00a0 With most leaks no one else notices, so the tenant returns home to find out-of-control mold and destroyed flooring, walls, cabinets, and furniture.\u00a0 So schedule our plumbing inspections and call in a leak detection professional before the vacation season starts.\u00a0 Inspections and pressure tests are quick and quite affordable and should part any property management annual schedule.<\/p>\n
For single-family residences and duplexes, shutting off the water completely during long vacations is a very reasonable precaution.\u00a0 But for many homes that would also shut off the lawn sprinklers.\u00a0 It’s pretty straightforward and relatively inexpensive to have a plumber install a separate shut-off valve for just the building.\u00a0 Also, in plumbing emergencies when the resident is at home that valve’s\u00a0often quicker and easier for a resident to use than locating and cranking the main shut-off near the exterior water meter.\u00a0 Having flooding and leak alarms installed can also be a good investment, whatever the building type and occupancy.<\/p>\n
Spring and summer weather is also an opportunity to save a little on water heating costs.\u00a0 Incoming water can be significantly warmer than in the winter, so you can turn the thermostat down a bit and still have enough hot water for everyone.\u00a0 Around 120 deg. F is a reasonable minimum (and don’t forget that anything above 140 deg. F causes scalding).<\/p>\n
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Renters want to avoid disruptions and protect their own property, and no one wants to come home to a plumbing disaster.\u00a0 So it does help to pass along some prevention tips.\u00a0 You could distribute a flier, or include them in other documents such as HOA minutes and notifications.\u00a0 Here are several that are at the top of most people’s list.<\/p>\n
Don’t forget to prepare your home before leaving for vacation.\u00a0 You probably know about putting mail and newspaper subscriptions on hold and putting a couple of lights on timers.\u00a0 But there’s some plumbing precautions you should take as well before heading out.\u00a0 Preventing indoor flooding just as important as remembering to be sure the stove is off.<\/p>\n
Here are some tips for when you’ll be away for just a few days.<\/p>\n
You should take those steps even further if you’ll be gone for a week or more.<\/p>\n
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Few real estate managers ever regret being proactive with regular inspections and leak tests, sewer line video camera inspections, and water heater maintenance.\u00a0 Twice a year is the norm.\u00a0 Hydro jetting drain cleaning and sewer cleaning every few years for residential properties is a great preventive measure, completely removing all grease buildup that causes slow-running drains and traps food particles and debris for a complete clog.\u00a0 High-pressure water jetting is even more important for restaurants and other facilities with commercial kitchens.\u00a0 Your staff can keep grates free of leaves and debris, but it often takes a professional plumbing company to assure that storm drains are clear and won’t back up.<\/p>\n