PIPE DREAMS: THE FAILURE OF POLYBUTYLENE PIPE

In 1978, a groundbreaking new discovery was made in the plumbing industry. A form of plastic resin known as polybutylene was used to manufacture water supply pipes. Because of the ease of installation and low cost of manufacturing that it afforded, polybutylene became known as the “pipe of the future”. It was installed in many properties and establishments across the United States.

But by 1995, use of the pipe had been almost completely discontinued. It was a massive failure.

What’s the matter with polybutylene?

So what, after all, is wrong with polybutylene, this “pipe of the future”? The culprit is the water that the pipes were designed to carry. All public water supplies contain oxidants such as chlorine and fluoride, which are used to purify the water. This is the water that comes in through the tap and is usually potable (drinkable). However, these oxidants apparently react with the polybutylene pipe and fittings. This causes them to scale and become brittle- processes that weaken the structure and cause micro-fractures.

When breakage occurs, a loud bang is heard, followed by a soggy spot in the floor, ceiling, or walls and by that point, extensive damage will have already been done.

Do you have polybutylene in your home?

Doesn’t sound like something you want to go through, does it? Another question, then: is your system a poly system? Although widely discontinued in the mid 90’s, some builders continued to use polybutylene. If your property was built anytime between the mid 70’s to 2000, it would be a good idea to check. Polybutylene is usually blue (although you may have grey or black as well) and was manufactured in 1/2 “ and 1” sizes.

Outside, the pipes are usually found entering the building through a wall that leads to a basement or running through the water meter. These pipes were sometimes fitted with copper fittings so make sure that you check the pipe itself to make sure. Inside the building, polybutylene is found near the water heater and coming out of the wall to feed sinks and toilets.

Besides the fact that a polybutylene failure will cause massive water damage, it will also keep sharp-minded buyers away from an establishment. In most cases, properties with a polybutylene system take longer to sell and sell for less than those with a traditional copper or PVC system.

Can it be fixed?

With polybutylene, it really isn’t a question of whether or not it will fail. Polybutylene has been proven to fail no matter what; it is only a question of when. That being said, however, there are a lot of myths and misconceptions about the procedure and even the necessity of a repipe. For example, many believe that failures in the system are only the result of poor manufacturing. Although that can always be a contributing factor, the polybutylene pipe is defective no matter how poorly it may have been installed.

Another myth is that polybutylene systems with copper fittings will not fail. True, a system without copper fittings deteriorates faster than one that does- but this does not make the copper fitting system impermeable. It will eventually crack, one way or the other.

Fortunately, there is a solution: a polybutylene repipe. With a repipe, the existing defective system is replaced with copper, PVC, or Aquapex pipe. This can usually be done in a matter of a few days depending on the size and complexity of the property’s potable supply, with minimum shutoff time. It is unfortunate that the system must be replaced, but it can be viewed as being similar to replacing the carpet or roof shingles and the cost and labor involved are almost the same.

In late 1995, a class action lawsuit, Cox vs. Shell Oil, was settled and $1 billion were paid to a compensation fund for those who had to replace their systems. As of 2006, this has apparently been paid out in full, thus rendering additional coverage unavailable.

To put it simply, polybutylene pipe was just too good to be true and now those whose properties were fitted with it are paying the price. Remember these two facts:

1. Polybutylene systems WILL fail, no matter what. Due to the presence of oxidants in any potable water supply, the walls of a polybutylene pipe will deteriorate over time and eventually break.
2. Repipe is the only viable solution to the poly problem. Regular maintenance alone only prolongs the inevitable.

Thanks for reading! Leave any questions or comments in the comment box below.

YOUR PLACE IS UNDER A LOT OF PRESSURE

Did you know?

The water pressure in your plumbing system is at least 65 psi. That’s a lot of pressure just looking for a way out!

Water pressure regulators control both the water pressure and the flow rate of the incoming water supply. A damaged or worn out pressure regulator can result in destructively high water pressure in the building.

Use this checklist to determine if your property has dangerously high water pressure:

• banging pipes
• excessive usage
• high water flow
• leaking faucets
• leaking hot water relief valves
• leaking pipes in walls
• leaking shower valves
• leaking stops & supply lines
• leaking toilet fill valves
• recurring leaks
• surging water
• under slab leaks
• vibrating pipes

You may not even notice these symptoms immediately. In fact, water pressure of any kind is inherently searching for an escape. By noticing the symptoms of system weaknesses, you can prevent a destructive flood on your property. Taking a few minutes to make repairs could save you days of headache and clean-up.

MAINTENANCE MANIA

Each year Property Maintenance professionals take part in one of AMA's (Arizona Multi-housing Association) biggest events of the year!

"Maintenance Mania" is a competition in which apartment professionals from around the country face maintenance-focused challenges that test their skills and knowledge to earn the title of Maintenance Mania National Champion. This event takes place each year in November in Phoenix.

Rainforest Plumbing & Air will be offering two educational courses at the event.  Maintenance tips on plumbing and air conditioning will be taught by our on-staff experts.

This event is something you definitely do not want to miss. If you are a maintenance technician and you think you have what it takes, sign up today to compete and show off your skills!

DO YOU HAVE WHAT IT TAKES TO BE A MAINTENANCE MANAGER?

A couple of weeks ago, Ike posted a nice piece on the basic job description and requirements of a property maintenance professional. After I read the post, I decided to do some research to find out just what it is that property management is looking for when they have you in for an interview. Turns out that there are some “unsaid” requirements, so that means pay extra attention- these are the most important. If you’re looking for a job in the multi-housing industry, here are 8 questions to ask yourself before you apply:

1. Are you experienced?

One thing that people sometimes forget is that property maintenance is so much more than fixing toilets or cleaning the pool. Properties such as apartment complexes are big so this job requires that you have a broad understanding of how maintenance is managed on a large-scale. It helps to have some experience working for an agency before trying to tackle an entire property on your own.

2. What is your skill level?

Maintenance is not a specialized field. If you only know how to take on HVAC, you’ll be in big trouble when the pipes start to burst in the winter months. Experience is everything when it comes to maintenance. Spread yourself out as much as possible but make sure that you are knowledgeable in areas such as plumbing, HVAC, and electrical. Basic drywall skills would also be very useful.

3. Does your expertise match their problems?

It pays to do a little research before you apply with a certain property. Oftentimes, an apartment complex will have one certain area (such as plumbing) that has chronic problems. This is typical for older complexes. Just like #2, a jack-of-all-trades is preferred but remember that places have their own specialized problems. Ask around and use it to your advantage.

4. Where do you live?

Sometimes, properties will hire maintenance managers who live right there on-site so. This is so that they will be in close contact in case something happens in the middle of the night. This is also quite rare. With that in mind, how close do you live to the property that you will be maintaining? Would you be readily available in case of emergency?

5. Will you be full- or part-time?

Again, this depends mostly on the property. Most properties in the greater Phoenix area and most parts of the Valley are generally very large and will require a full-time maintenance manager. It is a huge plus to property managers to have a maintenance manager who is on-call.

6. Can you provide references?

Also a huge plus. You should have some employer references attached with your resume. Properties are usually very familiar with other properties and if they notice that you used to work for a well-known property, they will be more likely to consider you for the job. References should be in letter form.

7. Do you have a Crimshield background certification?

Don’t know what Crimshield is? Crimshield is an Arizona-based company that performs background checks for service providers. Certified employees receive an identification card that lets tenants know that maintenance and other service providers are crime-free. Many companies are now demanding that employees are certified with Crimshield. Check it out: http://www.crimshield.com/pro/our-check.php

8. Can you keep up with demand?

Some properties will want to hire maintenance manager to be responsible for more than one property. Would you be able to meet the demand of such a position?

Good luck and happy hunting!

HOW TO DETECT FOUNDATION PROBLEMS

The foundation is a vital part of a building's structure. It needs to be in good shape to protect the occupants as well as the investment in the property. Foundation problems left unchecked can become more expensive to repair as time goes on so catch it early. Structures in Arizona are especially vulnerable to foundation damage because of the expansive nature of the soil.

You should check foundations regularly. There are several things to look for when inspecting for foundation problems:

1. Check for plants or grass being irrigated next to the foundation. 
2. Walk around the perimeter checking for cracks in the stucco or footer. 
3. Look for shifting wall connections such as at corners. 
4. Check for exposed footers from stucco or siding damage. 
5. Walk the inside of the property and check for drywall damage. 
6. Check cracked tile grout lines or broken tile. 
7. Check to see that interior and exterior doors open and close properly. 

AIR CONDITIONING GLOSSARY OF TERMS

[A]

Absorption Cycle:

Absorption chillers differ from mechanical vapor compression chillers in that they utilize a thermal or chemical process to produce the refrigeration effect necessary to provide chilled water. There is no mechanical compression of the refrigerant taking place within the machine as occurs within more traditional vapor compression type chillers. Most commercial absorption chillers utilize lithium bromide (a salt) and water as the fluid pair.

Accumeter:

The metering (flow control) device inside a Carrier centrifugal chiller. Its unique design always feeds the cooler with liquid refrigerant, which has a much greater cooling capability than a gaseous refrigerant.

Accurator:

A piston type metering device that feeds the proper amount of liquid refrigerant into the evaporator.

Air Change:

The amount of air required to completely replace the air in a room or building; not to be confused with re-circulated air.

Air Conditioner:

Assembly of equipment for the simultaneous control of air temperature, relative humidity, purity, and motion.

Air Cooled:

Uses a fan to discharge heat from the condenser coil to the outdoors.

Air-Cooled System:

A type of air conditioning system that uses freon as a refrigerant and air as a condensing medium. Typically, the air-cooled condenser is located outside and refrigerant lines are piped to it from the indoor unit.

Air Diffuser:

Air distribution outlet or grille designed to direct airflow into desired patterns.

Air Flow:

The distribution or movement of air.

Air Handler:

The portion of the central air conditioning or heat pump system that moves heated or cooled air throughout a home's ductwork. In some systems a furnace handles this function.

Annual Fuel Utilization Efficiency (AFUE):

A rating that denotes the efficiency of gas heating equipment. It is the amount of heating your equipment delivers for every dollar spent on fuel. A higher rating indicates more efficient equipment. This rating is calculated in accordance with the Department of Energy test procedures.

Auto Changeover:

A control package that provides for automatic switching from a primary air conditioning system to a backup in the event of a failure of the primary system.

[B]

Balance Point:

An outdoor temperature, usually between 30° F and 45° F, at which a heat pump's output exactly equals the heating needs of the home. Below the balance point, supplementary electric resistance heat is needed to maintain indoor comfort.

Blower:

An air handling device for moving air in a distribution system.

BTU (British Thermal Unit):

The standard of measurement used for measuring the amount of heat required to raise the temperature of one pound of water by one degree (Fahrenheit). BTUH - The number of BTUs in an hour.

BTU/hr:

The abbreviation for British thermal units per hour. The amount of heat required to raise one pound of water one degree fahrenheit per hour, a common measure of heat transfer rate.

[C]

Capacity:

The ability of a heating or cooling system to heat or cool a given amount of space. For heating, this is usually expressed in BTU's. For cooling, it is usually given in tons.

Carbon Monoxide:

Carbon Monoxide (CO) is a colorless, odorless gas produced by burning any fuel. CO is poisonous and symptoms of CO poisoning are similar to those of the flu: headaches, fatigue, shortness of breath, nausea and dizziness. The Consumer Product Safety Commission (CPSC) recommends a yearly, professional inspection.

Central Air Conditioner System:

System in which air is treated at a central location and carried to and from the rooms by one or more fans and a system of ducts.

Centrifugal Compressor:

A type of compressor used in vapor compression refrigeration cycles where a rotating impeller is the device which compresses the refrigerant vapor. The vapor is drawn into the impeller axially, and is discharged radially after energy is added to the vapor within the impeller.

CFM (Cubic Feet per Minute):

The abbreviation for cubic feet per minute, commonly used to measure the rate of air flow in an air conditioning system.

Charge:

Amount of refrigerant in a system.

Chilled Water System:

A type of air conditioning system that has no refrigerant in the unit itself. The refrigerant is contained in a chiller, which is located remotely. The chiller cools water, which is piped to the air conditioner to cool the space.

Comfort Air Conditioning:

Comfort air conditioning systems are designed for the comfort of people, not the protection of computer-based electrical systems. Unlike people, computers generate dry (sensible) heat, but not humidity. Only about 60-70% of a comfort system's total capacity is dedicated to the removal of sensible heat, while 30-40% is for dehumidification. With a large percentage of their total capacity devoted to the removal of moisture, comfort systems can lower room humidity far below acceptable standards. A larger comfort system is required to obtain the same sensible capacity as a precision cooling system.

Compressor:

The pump that moves the refrigerant from the indoor evaporator to the outdoor condenser and back to the evaporator again. The compressor is often called "the heart of the system" because it circulates the refrigerant through the loop.

Condensation:

The process by which a gas is changed into a liquid at constant temperature by heat removal.

Condenser:

A device that transfers unwanted heat out of a refrigeration system to a medium (either air, water, or a combination of air and water) that absorbs the heat and transfers it to a disposal point. There are three types of condensers: air-cooled condensers, water-cooled condensers, and evaporative condensers. The evaporative condenser uses a combination of air and water as its condensing medium. Most residential systems have an air-cooled condenser.

Condenser Coil:

A series or network of tubes filled with refrigerant, normally located outside the home, that removes heat from the hot, gaseous refrigerant so that the refrigerant becomes liquid again.

Condensing Unit:

Part of a refrigerating mechanism which pumps vaporized refrigerant from the evaporator, compresses it, liquefies it in the condenser and returns it to the refrigerant control. The outdoor portion of a split system air conditioner contains the compressor and outdoor coil ignoring the reverse cycle operation, also the outdoor in a heat pump system.

COP (Coefficient of Performance):

This is a measure of the energy efficiency of a chiller.

Cooling Capacity:

A measure of the ability of a unit to remove heat from an enclosed space. COP - Coefficient of Performance of a heat pump means the ratio of the rate of useful heat output delivered by the complete heat pump unit (exclusive of supplementary heating) to the corresponding rate of energy input, in consistent units and under operating conditions.

Cooling Load:

Heat which flows into a space from outdoors and/or indoors.

[D]

Damper:

Found in ductwork, this movable plate opens and closes to control airflow. Dampers are used effectively in zoning to regulate airflow to certain rooms.

Defrost Cycle:

The process of removing ice or frost buildup from the outdoor coil during the heating season.

Dehumidification:

The reduction of water vapor in air by cooling the air below the dew point; removal of water vapor from air by chemical means, refrigeration, etc.

Department of Energy (DOE):

A federal agency that sets industry efficiency standards and monitors the use of various energy sources.

Direct Expansion Systems:

One of two types of basic cooling media (the other is chilled water). Direct expansion systems utilize freon for cooling and dehumidification. The three most common methods of heat rejection are air cooled, water cooled and glycol cooled.

Direct Vent:

Pulls outside air for combustion and vents combustion gases directly outside.

Downflow:

Refers to a type of precision air conditioning system that discharges air downward, directly beneath a raised floor, commonly found in computer rooms and modern office spaces.

Downflow Furnace:

A furnace that pulls in return air from the top and expels warm air at the bottom.

Duct:

A pipe or closed conduit made of sheet metal, fiberglass board, or other suitable material used for conducting air to and from an air handling unit.

Ductwork:

Pipes or channels that carry air throughout a building.

[E]

Economizer:

In a chiller with a two-stage centrifugal compressor, the discharge from the first stage impeller and the inlet to the second stage impeller are at a pressure level approximately half way between the cooler pressure and condenser pressure. With this arrangement, an economizer may be used. This is a shell within which refrigerant liquid from the condenser drops down to the interstage pressure, flashing off some of the refrigerant which is drawn directly into the second stage impeller. This reduces the amount of refrigerant which has to be compressed by the first stage impeller, improving the refrigeration cycle efficiency.

Electronic Air Cleaner:

An electronic device that filters out large particles and contaminants in indoor air.  It then electronically pulls out tiny particles that have been magnetized, such as viruses and bacteria, drawing them to a collector plate.

Emergency Heat (Supplemental or Auxillary Heat):

The back-up heat built into a heat pump system.

Energy Efficiency Ratio (EER):

Means the ratio of the cooling capacity of the air conditioner in British Thermal Units per hour, to the total electrical input in watts under ARI-specified test conditions.

Enthalpy:

Heat content or total heat, including both sensible and latent heat. The amount of heat contained in a refrigerant at any given temperature with reference to -40°F.

Evaporator:

Absorbs heat from the surrounding air or liquid and moves it outside the refrigerated area by means of a refrigerant. It is also known as a cooling coil, blower coil, chilling unit or indoor coil.

Evaporator Coil:

A series or network of tubes filled with refrigerant located inside the home that take heat and moisture out of indoor air as liquid refrigerant evaporates.

[F]

Fahrenheit (Represented as degrees "F"):

The scale of temperature measurement most commonly used in the United States of America.

Filter:

A device used to remove dust and other particles from air for the purposes of reducing the load on the respiratory system and to protect the HVAC equipment. Filters vary greatly in particle arrestance; the higher the MERV rating, the better the filter.

Free Cooling System:

Typically a water cooled or glycol cooled system with an additional coil that provides chilled water cooling when the outdoor ambient is cold thereby reducing or eliminating compressor operation. Provides efficient system operation in Nothern climates.

Free Delivery:

There are no ducts and the unit may be installed in the field without ducts if needed. Ground-Source - The ground or soil below the frost line is being used as the heat source or heat sink for a heat pump.

Freon:

A general term used to identify, any of a group of partially or completely halogenated simple hydrocarbons containing fluorine, chlorine or bromine, which are used as refrigerants.

Furnace:

That part of an environmental system which converts gas, oil, electricity or other fuel into heat for distribution within a structure.

[G]

Generator:

In an absorption cycle, the vessel in which the lithium bromide solution is reconcentrated by boiling off the previously absorbed water.

Glycol-Cooled System:

A type of air conditioning system that uses freon as a refrigerant and a water/glycol solution as a condensing medium. Typically, the glycol-cooled condenser is located inside the air conditioner with the rest of the refrigeration components. Water/glycol is piped to the unit from a drycooler or other suitable source. The glycol keeps the solution from freezing during winter operation.

Ground Water-Source:

Water from an underground well is being used as the heat source or heat sink for a heat pump.

[H]

Heat Exchanger:

A device for the transfer of heat energy from the source to the conveying medium.

Heat Gain:

The amount of heat gained, measured in BTU's, from a space to be conditioned, at the local summer outdoor design temperature and a specified indoor design condition.

Heat Loss:

The amount of heat lost, measured in BTU's from a space to be conditioned, at the local winter outdoor design temperature and a specified indoor design condition.

Heat Pump:

An air conditioner that contains a valve that allows it to alternate between heating and cooling.

Heat Source:

A body of air or liquid from which heat is collected. With any heat pumps, the air outside the home is used as the heat source during the heating cycle.

Heat Transfer:

The movement of heat from one place to another, between two substances, or within a substance.

Heating Capacity:

The rate at which a specific device can add substantial heat to a substance, expressed in BTUh (British Thermal Units per hour).

Heating Seasonal Performance Factor (HSPF):

means the total heating output of a heat pump in British Thermal Units during its normal usage period for heating divided by the total electrical energy input in watt-hours during the same period.

Horizontal Furnace:

A furnace that lies on its side, pulling in return air from one side and expelling warm air from the other.

HVAC:

Heating, Ventilation, and Air Conditioning.

Humidification:

The process of adding moisture to the air within a space.

Humidistat:

A device designed to regulate humidity input by reacting to changes in the moisture content of the air.

Humidity:

The amount of moisture in the air. Air conditioners remove moisture for added comfort.

[I]

Indoor Unit:

This is usually located inside the house and contains the indoor coil, fan, motor, and filtering device, sometimes called the air handler.

Indoor Coil:

Refrigerant containing portion of a fan coil unit similar to a car radiator, typically made of several rows of copper tubing with aluminum fins.

Infiltration:

Air flow into a space usually through walls and leaks around doors and windows.

Insulation:

Any material that slows down the transfer of heat.

Integrally Controlled Motor (ICM):

A variable-speed motor that operates at low RPM when possible for efficiency and quiet operation. ICM motors are more than 90% efficient versus 60% efficiency for conventional motors.

Isolation Valves:

Valves used for the transfer and isolation of refrigerant charge in the cooler or condenser, allowing refrigerant to be stored inside a chiller during servicing.