4 FM quick reads on restrooms
1. Understanding Key Plumbing Upgrade Considerations
I'm Steve Schuster, associate editor of Maintenance Solutions magazine. Today's topic discusses plumbing and restroom maintenance.
Many institutional and commercial facilities are installing a new generation of water-efficient plumbing fixtures — including flush valves, urinals, and faucets — at an ever-increasing rate. Their goals most often are to curtail water use by plumbing systems, reduce utility costs and improve the organization's overall sustainability.
But to ensure that these products deliver the desired benefits to the organization and the environment, maintenance and engineering managers who are making product selections need to carefully consider the maintenance impact these products are likely to have.
As maintenance and water costs rise, managers are increasingly installing pressure gages and flow meters at strategic locations in their buildings' plumbing systems to monitor the flow of water. Once managers are certain all of these readings are at normal levels, the next step is to look at individual fixtures and assess their condition. The first steps in effective troubleshooting involve knowing baseline flow readings, and monitoring, recording, and comparing the current readings.
Other efficiency considerations include lowering water use by replacing the aerator on the tap with a new one at a cost of a few dollars. The installation yields a new flow rate of one-half gpm. The flow is reduced by 3-1/2 gallons per minute.
Even if the valve operates just three minutes a day for 250 days per year, the annual savings from that level of operation would be more than 2,600 gallons. Ten faucets operating at that level would multiply the savings to 26,000 gallons.
Hygiene is also a critical component to successful restroom maintenance. Daily cleaning of the toilet seat, bowl, fixtures, and urinals is important to maintain an antiseptic, odor-free restroom.
Roofing: Making Photovoltaic Systems Work
I'm Steve Schuster, associate editor of Maintenance Solutions magazine. Today's topic discusses photovoltaic systems.
The development of more efficient, cost-effective solar panels, combined with volatile energy prices, makes PV technology an attractive alternative for managing energy prices and supporting sustainability efforts. Maintenance and engineering managers considering installing a PV system need to consider several practical factors before, during, and after installation of a rooftop system.
Before installing a PV system, managers need to examine several critical factors, including business goals, energy audits, location, system size and type, roof age and type, budget, and financial incentives. Each of these factors will play an important role in the success of the project.
Prior to installing a new PV system, it is imperative to evaluate the condition of the existing roof system to determine the appropriate maintenance, repairs or replacement that might be required.
And, when installing a rooftop PV system, the roof becomes more than just a watertight barrier. It becomes a work surface with increased traffic.
Managers should consider incorporating a roof-maintenance program that begins with designing a more durable roof system and focuses on identifying potential leaks and making repairs before leaks occur.
The cost of installing a PV system has fallen dramatically in recent years, but available funding still might be a limiting factor. Current systems typically cost around $5 per watt. Although still expensive, managers should consider additional sources of funding that might reduce the overall cost to the facility owner.
Federal incentives for commercial businesses include a 30 percent tax credit on the total cost of the system and a five-year depreciation schedule, including a 50 percent bonus provided during the first year.
Many states and utilities also provide incentives and other options to consider that can reduce the payback period. Managers can visit www.dsire.org for more specific information on federal and state incentives.
Restroom Renovations: Quantifying Benefits
I'm Dan Hounsell, editor of Maintenance Solutions magazine. Today's topic is, restroom renovations.
Restroom renovations in institutional and commercial facilities are among the most complex projects maintenance and engineering managers can undertake. At the same time, such projects can create cost-saving opportunities.
For example, installing products such as waterless urinals, low-flush commodes, automatic flush valves, faucets, soap and paper-towel dispensers, and automatic cleaning-chemical dispensers for commodes and urinals can produce tangible cost savings.
Many of these products require electrical power to function, either in the form of batteries or direct wiring. But direct wiring can pose concerns, as many older restrooms only have power for lights and exhaust fans. Adding equipment might require bringing in more power.
Renovations also allow for the installation of ceiling-mounted partitions and wall-mounted stools, which removes these obstacles from floors and can result in easier, faster, and better floor cleaning. But managers must remember that in older facilities, such products also might require additional structural reinforcement and plumbing, which means higher costs.
Installing a grouted, ceramic tile floor is another popular renovation option. Grouted tile provides better slip resistance, lower cleaning costs, and greater life-cycle benefits.
Epoxy grout is nonporous and provides better hygienic benefits and color stability. But managers must make sure to measure hydrostatic pressure on slab installations. Epoxy grout does not breathe, and if the pressure readings exceed 3 pounds per square inch, installers should use cementitious grout or prepare the floor to seal the slab. Cementitious grout will breathe, allowing slab moisture to evaporate and preventing pressure damage to the floor installation.