How to Diagnose Rusty Toilet Water, Repair Drywall Like a Pro, and Avoid Drainage Violations
Dear Maintenance Men:
Can you tell me what would cause rusty colored stains down the inside of a toilet bowl? The rust stains are in all the places where the water rinses down. This toilet is over 20 years old but is otherwise in excellent working condition. The water in the tank and in the bowl is clear water. The toilet in the other bathroom does not have this problem.
Tom
Dear Tom:
20 Years!! This toilet is “crying” to be replaced! Chances are a new toilet will also save you money with less wasted water. But, getting to your question, since you are not having this problem with the other toilet, this will rule out a high iron content in the water supply.
The most likely culprit is bits of old chain at the bottom of the tank leaching rust into the tank water. Since this is an old toilet, the flush valve assembly may leak into the bowl.
Combined with bits of rusty metal in the tank, the water will leave a residue of rust on the porcelain. This would be a good time to remove the toilet tank and replace the flush valve at the bottom of the tank.
While the tank is off, look for anything that would cause rust such as metal bits, old chain, etc. and thoroughly clean the tank. Reassemble the tank to the toilet using new bolts and rubber washers and a new spud gasket between the tank and bowl.
To clean the rust stains from the bowl, you can use a pumice stone and bowl cleaner. If that does not work, soak the deposits with some clear vinegar and then use the pumice stone or green scrub pad.
Dear Maintenance Men:
I’m about to start a rehab project in one of my units. Can you give me some tips on drywall repairs? The previous residents were very hard on the walls, and I want to learn how to do the repairs.
Thanks, Benjamin
Dear Benjamin:
If there are holes in the drywall, you can use mesh drywall patches (Available at any hardware store.) and drywall mud to do the rough repair. If the holes are larger than six inches in diameter, cut the damaged area out. Cut out enough material to reach a stud on either side of the repair. (Typically, a square hole is best.)
Cut a new piece of drywall and nail or screw it into place using the exposed stud on either side. After completing the rough drywall repairs, comes the finish work. Use wallboard joint compound and joint tape on all seams, nail or screw holes and corners.
Joint compound can be found at any hardware store and comes in quart, gallon and five-gallon buckets ready mixed. Plan on applying three coats of compound material letting it dry between coats.
When doing repairs to joints or cracks, be sure to use wallboard tape to reinforce the joint. The tape comes in paper or fiberglass and will ensure the joint will not crack in the future.
Using a ten-inch taping knife, apply a thin layer of joint compound. Then immediately press the joint tape into the compound and use a four-inch taping knife to smooth out the tape and let dry. Again, using your 10” knife apply another layer of joint compound over the tape and let dry. Finally, apply the finish layer of compound and let dry. Use sandpaper or a wet sanding sponge and sand the joint until it is smooth. After all is dry; texture to match surrounding walls.
Dear Maintenance Men:
A building inspector once made me correct a sump pump plumbing line that discharged rainwater into a municipal sewer line. Can you clarify for me the dos and don’ts of patio drains?
Michael
Dear Michael:
Great question and one that many people might not think is important. To many, a drain is a drain is a drain, and most individuals don’t know where the water drains to and what environmental impact wastewater can cause.
In urban areas and most municipalities, waste waters are directed to their proper destinations via a sewer drain or a storm drain. As an example: A sewer drain often carries wastewater from toilets, kitchens & laundry area directly to a wastewater treatment facility.
On the other hand, a storm drain will direct rainwater from roof, driveways and streets including patio drains into streams, aquifers or the ocean. The reason for the two different systems is that rain or runoff water does not overwhelm the sewer waste treatment facilities and forces the release of untreated raw sewage into the storm systems which of course leads to our streams, aquifers and the ocean.
Because the storm & sewer drains eventually empty into the environment, contaminants such as oil, paint and other hazardous material must be disposed of properly and not into the drains. Check with your city or county as some municipalities have very specific rules about runoff water.
WE NEED Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: DearMaintenanceMen@gmail.com
WE NEED Maintenance Questions!!! If you would like to see your maintenance question in the “Dear Maintenance Men:” column, please send in your questions to: DearMaintenanceMen@gmail.com
If you need maintenance work or consultation for your building or project, please feel free to contact us. We are available throughout Southern California. For an appointment, please call Buffalo Maintenance, Inc. at 714 956-8371
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 30 years. Frankie is President of the Apartment Association of Orange County and a lecturer, educational instructor and Chair of the Education Committee of the AAOC. He is also Chairman of the Product Service Counsel.
Frank can be reached at (714) 956-8371 Frankie@BuffaloMaintenance.com For more info please go to: www.BuffaloMaintenance.com
Jerry L'Ecuyer is a real estate broker.
He is currently a Director Emeritus and Past President of the Apartment Association of Orange County and past Chairman of the association’s Education Committee. Jerry has been involved with apartments as a professional since 1988
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