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DEAR MAINTENANCE MEN
BY JERRY L'ECUYER & FRANK ALVAREZ
DEAR MAINTENANCE MEN:
I have a toilet that runs every ten or twenty minutes. I have replaced the fill valve, the 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?
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
DEAR MAINTENANCE MEN:
We are getting bids for the driveway of an apartment house. Each contractor has his own opinion about the scope of work. It becomes confusing and difficult deciding which bid is the best.
- Anne
Dear Anne,
“Apples and Oranges” bids are very common and not unique to the asphalt trade. Every contractor has different materials and suppliers which they are not only familiar with, but experienced in the application. As with any profession, a diagnosis, procedure, product and cure may vary. This is why a second opinion is always encouraged or necessary. We too often consider the” three bid” rule as a tool to compare pricing and do not delve deeper into quality,
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.
- Sam
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 20 years. He is also a lecturer & educational instructor and Co-Chair of the Education Committee of the Apartment Association of Orange County as well as being Chairman of the 􏰀roduct 􏰁ervice Counsel. 􏰂rank can be reached at (􏰃14) 􏰄56-􏰅􏰆􏰃1 􏰂rankie@ BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com
Jerry L’Ecuyer is a licensed contractor & real estate broker. He is currently on the Board of Directors and Past President and past Chairman of the Education Committee of the Apartment Association of Orange County. Jerry has been involved with apartments as a professional since 1􏰄􏰅􏰅.
APARTMENT MANAGEMENT MAGAZINE - MARCH 2022 CS-37