Building Management Hawaii August/September - (Page 24)
When Good Pipes Go Bad
A neglected plumbing system is a ticking time bomb
By Eric Lecky
Plumbing
A
s buildings age, building
components need to be
replaced-some more regularly than
others. The best property managers
know what these components
are, and they plan for (and,
more importantly, communicate
regarding) their replacement well
in advance so building owners can
budget and be prepared.
Unfortunately, many building
components are hidden and
therefore easily overlooked.
To make matters worse, some
managers and owners operate
under the false assumption that
certain parts of a building are
meant to last the lifetime of the
building. This is simply not the
case, especially with plumbing.
Whether defective or age-related,
plumbing issues can be some of the
worst a property can experience,
given the nature of flooding leaks
and their total potential damage
to a building's structure and the
property of residents. Other interior
wall systems (i.e., electrical wiring
or HVAC ducts) tend to have longer
lifespans than plumbing, and they
fail less often and less spectacularly.
It's one thing to have your lights not
turn on when you flick the switch-
but having water flowing all over
your furniture represents a totally
different level of urgency and crisis.
As such, it's critical that building
owners and property managers
inspect their pipes regularly.
Obviously a small leak or drain
stoppage is the first warning sign,
but as leaks or stoppages begin
to occur regularly, it's a good
indication that there is a more
systemic problem.
While repiping a building is
not inexpensive, it can be far less
costly and impactful than you
might think. And it certainly beats
the alternatives of losing insurance
coverage or severe property damage
as a result of a major flood.
24
August-September 2014
BMH
and is highly dependent on local
water chemistry and climate. In some
regions, copper pipes can last a century
or more, while in others they start to
show pitting and pinhole leaks within
10 years or less. The same is true for
plastics. While many of today's modern
materials have excellent warranties,
many of the older products, like
polybutylene, have failed or been
replaced under class-action lawsuits.
Knowing what's in your building,
when it was installed and how well it's
aging are critical points in evaluating
the length of time you may have before
needing to repair or replace your pipes.
Documenting Potential Risks
Severely corroded pipe
Determining Your Pipe System
Most buildings have several
different piping systems that should
be inspected on a regular basis to
ensure they're in proper working
condition and not showing any
dangerous signs of aging. In addition
to the water supply piping that
brings clean, potable water into the
building, as well as the corresponding
waste lines that take used water
(and waste) out of the building, there
are closed loop systems (i.e., HVAC
piping) as well as other systems such
as fire sprinklers. Some buildings
even employ custom systems such
as rooftop water heating pipes for
heating pools in warmer climates.
These systems are frequently
comprised of one or more different
types of pipe, which range from metals
such as copper, steel and cast iron
to a variety of plastics. The lifespan
of each material varies considerably
Log your leaks before any
significant problems occur. Sudden
changes in water pressure, discolored
water or small leaks are early
indicators of potentially more pressing
issues. While a small pinhole fixed
with a piece of foam and clamp may
seem like a five-minute fix, it is almost
always an indication of a larger
problem. Repeated fixes like this mean
that a more significant leak is right
around the corner.
Visible signs of corrosion-such
as changes in water color, oxidization
of metal pipes or a metallic taste-
are equally important indicators.
Track all complaints about the water
and your leak/stoppage history in a
journal and inspect any visible pipes
on a regular basis. One rule of thumb
is that if pipes you can see look bad,
they probably also look bad behind
closed walls.
If water related complaints, leaks
and other problems become more
frequent, it's time for a professional
inspection. Take a proactive
approach. If too many insurance
claims are filed for plumbing leaks,
your insurance company might
send its own inspector. At that
point, it may be too late to avoid
losing coverage.
www.buildingmanagementhawaii.com
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Table of Contents for the Digital Edition of Building Management Hawaii August/September
Roofing Warranties: Read Them
Heeding Pacific Cyclone Warnings
Eco-friendly Metal Roofing
Cool Roofing Technology
When Good Pipes Go Bad
Why Cast Iron Pipes Fail
Is Your Sewer Squeaky Clean?
Water Heaters Versus Boilers
Preventing Backflow
Safeguarding Your Building’s Water
Safeguarding Your Building’s Water
Why Regular HVAC Inspections Matter
Why Regular HVAC Inspections Matter
Industry News
Industry News
On Site: A Well-Run Association
On Site: A Well-Run Association
Building Management Hawaii August/September
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