Winterize, Mildew & Grab Bars

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Dear Maintenance Men:

I hear people talking about winterizing their buildings. I grew up on the east coast where that meant something! In Southern California, what “Winterizing” could we possibly be doing?

Jonathon


Dear Jonathon:

In California and many western states, “Winterizing” simply means we switch from light shorts and white T-shirts to dark shorts and a long sleeve T-shirt! When it comes to your building, “Winterizing” California style is simple, and many of these suggestions below will work in both warm and cold winters. Start from the top and go down. Inspect your roof; replace any loose tiles, shingles etc. Caulk all flashings around fireplaces, vent pipes, siding to roof transitions and skylights. Remove any junk on the roof, clean your gutters, and secure any loose gutters. Test your gutters with water to make sure they are pitched correctly and check your gutter downspouts; make sure they direct the water away from the building. If you have any floor drains, clean out and snake them. Caulk any wood seams, window trim, stucco cracks, vents and any area that might get soaked with water during a rainstorm or melt. Check your sprinkler timers and adjust the duration and days watered. Depending on water restrictions in your area, to keep your grass green all winter, fertilize and seed with Rye grass. During windy, rainy weather, trees may touch both the side and roof of your building, so trim any branches that may cause damage. Secure any weak or young trees or bushes that may fall in a storm. These simple winterizing steps will help keep you dry and off of the roof during winter weather.

Dear Maintenance Men:

I am running into an issue at my rental property. The bathrooms are constantly developing mildew. I have replaced the vent fans with bigger units and the problem does not go away. How can I solve this problem?

Bill

Dear Bill:

A number of things may be at work here. Unit overcrowding is generally the main reason for moisture and mildew build-up in an apartment unit. Because of the overcrowding, the residents take more showers and baths throughout the day and evening. Often to hide the excess people in the unit, the resident will keep all the window covers closed and the windows shut, effectively keeping the moisture from escaping. Add a windowless bathroom into the mix and the problem is compounded.

Mechanically, we suggest you inspect the vent fans in the bathrooms. Make sure they are not clogged with lint or dust. If the fan is operating properly, check the CFM or Cubic Feet per Minute of air movement. The minimum number should be 50 CFM. If the bathroom is getting more than the average amount of use, you may want to replace the existing fan with one that has a higher CFM rating. We recommend using at least a 120-CFM fan. Even more important, many bathrooms have two wall switches; one for the light and the other for the fan. If this is the case, we recommend combining the two switches into one. That way when the resident switches on the light the fan will come on automatically. We find most residents will not turn on the fan if it has its own switch. Lastly, of course, is to get the resident to open a few windows and let some fresh air in.

Dear Maintenance Men:

I am installing safety grab bars in all of my showers and bathtubs and I need some guidance on the installation procedure. What do I need to know to install these bars correctly?

David


Dear David:

The use of handrails and safety bars helps provide stability and extra support required by the elderly and people with limited mobility. Approved ADA grab bars are available in a wide variety of configurations, colors and finishes. The most common is the stainless steel or chrome finish. The grab 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 sizes do not always match. If finding studs becomes a problem, alternate installation methods are available. If your walls are in good condition, you may use large toggle bolts or if you have access to the backside of the shower or bath walls, insert a backer plate or add a new stud for an anchor point. Safety grab bars can be located at any local hardware store. It is advisable that you check ADA requirements with local, state and federal agencies for regulations governing height, distance and angle of the bars.

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Note: If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: Buffalo This e-mail address is being protected from spambots. You need JavaScript enabled to view it

 

Feel free to contact Buffalo Maintenance, Inc., at 714-956- 8371, for maintenance work or consultation; or JLE Property Management, Inc., at 714-778-0480 for management service or consultation. Jerry L’Ecuyer is a licensed contractor and real estate broker. Jerry has been involved with apartments as a professional since 1988. Frankie Alvarez is the Operations Director of Buffalo Maintenance, Inc., and can be reached at 714-956-8371 or This e-mail address is being protected from spambots. You need JavaScript enabled to view it . Websites: www.BuffaloMaintenance.com and www.ContactJLE.com and www.Facebook.com/BuffaloMaintenance.

Contact AACSC

Apartment Association,

California Southern Cities
333 W. Broadway St., Suite 101
Long Beach, CA 90802
(562) 426-8341

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