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posted 13 February 2025
News
Since January planned monthly shut off the boilers on Cabana, 4861 Lago and both Blackbeard buildings were experiencing lukewarm to cold water coming from their hot water faucet. Some experienced only problems with the hot water but no water pressure. As most units affected had the same common issue they were in the same stacks, within two level or three level units, while their neighbors next door to them had NO hot water problems.
Most of the complaints blamed the boilers and the company that services them for the problems while the boilers were working within the temperature parameters. The service company came out here repeatedly on calls from the board or homeowners directly to check on the boilers. On two separate occasions, the board president asked to see how a “crossover” is determined at the boiler. The response was explaining that cold water was coming from the hot water return at both boilers. Further explanation said this is exactly how crossovers are detected within an individual unit, cold water coming from a hot water faucet.
Inspection Findings
On Saturday January 25th an inspection was conducted by three certified plumbers from Partners and a board member each. The boiler on Blackbeard was turned off and a full inspection was conducted on all but four units, which were to be inspected next shut-off. To resolve this issue, the plumbing team focused on inspecting all faucets, checking under kitchen sinks, hydronic heaters, new air conditioning units (because the plumbers would disconnect the hydronic heater wrong), and any new kitchen or bathroom remodels.
In the thirty-six units inspected here is what was noted:
- Eleven pressure balance cartridges had crossovers.
- One old style “push-pull” Moen faucet had crossover.
- Four hydronic heaters improperly shut off preventing return circulation to the boiler (noted above).
Number of units affected:
- Seven out of twenty units had crossover issues and one hydronic heater in 16512 Blackbeard.
- Ten out of twenty units had ten crossovers’ issues and three hydronic heater issues in 16542 Blackbeard.■
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posted 13 February 2025
News
Reference Manuals
A recommendation for each homeowner and landlord, including renters, is to have a copy of the Rules and Regulations, the Architectural Guidelines, and a copy of the Maintenance Responsibility Matrix. This way the homeowners know who is responsible for what; the HOA, the homeowner or BOTH, and do not be afraid to ask a neighbor if they are experiencing something wrong in their unit also.
All this information can be found in the menu option “Plumbing Heating” or the “Information” menu under “Archives” in the newsletter. Lots of good information under archives.
Maintenance Recommendations
Every homeowner, landlords, and renters should be doing:
- Change out the pressure balance valve in your showers every two to three years. Always keep a record of when they were first installed and when they were last changed out as it could help diagnose issues.
- Inspect showers when cold water is out of your faucets when you turn on the hot water not to the HOA board or the boilers.
- If for low water pressure, which happens most often just after a boiler is serviced. Residue and sand often settle in the pipes are picked back up and sent through the hot water line and find its way to the filter screens on your faucets. Simply unscrew the screen on the faucet and clean it out.
- After a boiler is turned back on from the maintenance you may experience air and again debris and “Dirty” or “Brown” colored water, let the water run for 20 to 30 minutes to clear the line.
- All kitchen or bathroom remodels will need to go through the Architectural Committee for approval. Final inspection to be coordinated and conducted with Partners Plumbers, because they know our unique plumbing systems.
- All new air conditioning units need to be approved by the Architectural Committee. Final inspection to be coordinated and conducted with Partners Plumbers as they know our unique plumbing systems.
We all suffer from this. These problems affect everyone and mostly the lack of hot water for a stack, a group of stacks and even a building or group of buildings that use the same boiler. ■ |
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