PREVENTING WATER DAMAGE FROM PLUMBING LEAKS
Unit Access: A key to your unit should be provided to Mike Latham to be stored in a secured location within his locked office. The keys will be coded without the unit number on them. The keys will provide easy access so damage can be minimized during plumbing emergencies when no one is at home. Time is often wasted trying to locate a key or call in a locksmith (at the owner’s expense).
Avoid Sink Blockage:
Coffee grounds and tea leaves should not go into garbage disposals. Pasta and rice can also clog drains, as they expand in water as they sit in the S-bend curves of drainpipes. Egg shells can also block drains.
Fats do not degrade and should not be poured into the sink.
Many vegetables are too fibrous to go into the garbage disposal. Potato peels, carrot peels, celery, asparagus, artichoke leaves, etc., can block a garbage disposal. When in doubt, throw it out!
Shower Drains and Bathroom Sinks:
Hair does not degrade. There are inexpensive wire mesh liners and plastic hair catchers that can be inserted in shower and sink drains. Amazon: Hair Catchers for Drains.
Avoid chemical drain cleaners such as Drano or Liquid Plumber. There are biological products that are more effective and much safer to use. Amazon: Biological Drain Cleaner.
Shut Off Valves (angle stops) below sinks and at washing machines and water heaters should be checked monthly. They should be turned off and on to keep them from freezing in place so that they function well if needed. If replaced, use upgraded dual valves or quarter turn brass levers. At the same time, inspect for leaks or corrosion of the pipes.
Run Water Monthly in Showers or Sinks that Are Rarely Used. If your cast iron pipes are not used regularly, they are more likely to crack or split with the sudden internal temperature change. If your condo is vacant for some time, arrange for a friendly neighbor to run water monthly.
Wi-Fi-Enabled Water Leak Sensors. Leak sensors are very reasonably priced and can be placed under sinks, next to your washing machine, in your water heater tank, by your dishwasher and refrigerator, or anywhere you might have a leak. THEY SET OFF AN ALARM AND SEND YOU AN E-MAIL SHOULD THEY DETECT ANY WATER. This is most helpful for those of us who live mostly out of town or often travel. Again, early detection prevents damage! Amazon: Wi-Fi Water Leak Detectors...several owners have purchased Govee Wi-Fi Water Leak Detectors.
Automatic Shut-Off Valves can be installed by a plumber at high-risk areas: Though more expensive, they not only detect a leak, but they shut off the water supply to the affected area.
Remodels: When remodeling, submit an architectural request form for approval by the Bay Scene Board of Directors. This form will also notify the Board if you will be exposing pipes in common area walls. If so, you will be requested to coordinate with the facility manager (Mike Latham), and the HOA will have the pipes inspected and replaced if necessary. The HOA will cover the cost of replacing the common area pipes and the dry wall affected by the repairs.
Emergency: Menas: 619‐774‐9883, Bill Howe Plumbing: 858-630-8505, Mike Latham: 858‐581‐9081