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Plumbing Fixture Preventive Maintenance

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Rebecca Geissler is a Product Manager for Service Parts at Bradley Corporation, a leading manufacturer of plumbing fixtures, washroom accessories, restroom partitions, emergency fixtures and solid plastic lockers. She has been with Bradley for 5 years.

MS: Hi, I’m James Pease and this is Take 5, Maintenance Solutions Magazine’s podcasts on topics of interest to facility maintenance professionals.

Everyone knows that being proactive about facility maintenance can save a world of pain on the reactive side of the equation. This is especially true in regard to plumbing fixtures. No one wants to go to work on Monday morning and find that water has been running all weekend and the building is flooded. And no one likes finding out that they can’t wash their hands when needed.

Our guest today is Rebecca Geisler, product manager for Service Parts with Bradley Corporation, a leading manufacturer of innovative commercial plumbing fixtures and washroom accessories.

Thank you for being with us, Rebecca.

Why is preventative maintenance so critical for plumbing fixtures?

Geissler: One of the top complaints Facility Managers receive is about plumbing fixtures that don’t work. Sometimes those failures are just a minor inconvenience, but failure of a critical component like a large thermostatic mixing valve – could stop an entire area from operating. Top quality fixtures like those available from Bradley should always be used to avoid emergency maintenance, but even these products benefit from regularly scheduled preventative maintenance. Well maintained plumbing fixtures contribute to employee and customer satisfaction.

MS: Plumbing fixtures aren’t all used the same way or with the same frequency. How does that affect setting up an appropriate schedule for preventative maintenance?

Geissler: There’s no quick, easy answer to this question. The schedule should take into account how the product is used, and what the environment is like. For example, in a plant that runs 24/7, maintenance should be more frequent because the products are in constant use. But, fixtures that have infrequent use may also require more frequent maintenance. If a product isn’t used for a period of time, like in football stadiums and schools where there’s a seasonal shut-down, the product must be prepared for the down period and thoroughly inspected before the facility is re-opened.

MS: How does the risk of either a failure-caused shut-down or certain occupational hazards factor into a preventative maintenance plan?

If the failure of a particular fixture is likely to result in either a significant disruption of your business or in potential injury to an employee it is essential to actively maintain that product and keep the parts on hand that will keep the fixture up and running. Often a product like a drench shower or eyewash is infrequently used, tested or maintained. This just doesn’t make any sense because these products exist to protect employees and the worst time to find out a drench shower or eyewash is non-functional is when an employee needs one. Hopefully, drench showers and eyewashes aren’t frequently used in your facility. If water isn’t regularly run through these fixtures, o-rings and seals may dry out or other maintenance problems may go undiscovered putting all employees at a serious risk.

MS: How about the condition of the water itself? Could that affect fixtures and require more frequent maintenance?

Geissler: Water quality can significantly affect how a product performs and ultimately shorten the life of the fixture. For example, highly chlorinated water can degrade flexible parts like o-rings. Mineral deposits from the water build up in filters and screens requiring more frequent cleaning and replacement.

MS: So, as a general guideline, what should be included in a preventative maintenance plan?

Geissler: There are five things your plan should include.

First is a Visual inspection of the fixture. Look for any leaks, cracks, significant wear or vandalism.
Then activate all fixtures to make sure they are working properly.

Operate any product not regularly in use – for example drench showers and eyewashes. Plumbing systems are essentially lubricated with water and if they aren’t regularly used, o-rings, seals and other components will dry out and stop working. This is also important for fixtures in seasonal facilities operate them during extended downtimes and evaluate them before opening the building for the season.

Have a Schedule for replacement of parts that frequently wear out.

And finally, clean the locations where build-up is likely to occur – this is especially important with poor water quality. Faucets or valves often have a filter or screen that should be checked and cleaned. Soap systems should be emptied and cleaned regularly, and make sure shower valves aren’t clogged.

MS: You mentioned schools or sports facilities earlier that are often shut down for extended periods. Could you highlight the additional maintenance that might be required in seasonal facilities?

Geissler: Before the facility is shut down, the fixtures should be prepared. In a school where summer temperatures during the summer will be extreme without air conditioning, soap tanks should be emptied. If this isn’t done, the soap will dry out in the system to cement like consistency that can potentially destroy the entire soap system. The entire soap system should be rinsed out with water. If the seasonal shut down involves a building that won’t be heated through the winter, the plumbed fixtures should be drained and compressed air should be blown through the system. If this isn’t done, pipes can be destroyed and water damage to the facility can be significant.

MS: All demonstrating that preventative maintenance is less expensive than fixing a mess! Thanks for these important tips, Rebecca.

Our guest today has been Rebecca Geissler, Product Manager for Service Parts with Bradley Corp. Rebecca will be joining us again in an upcoming podcast on how a well-planned stock of replacement parts can provide quick resolution to potential failures and avoid extended downtime.

For more information, click on the Bradley logo or text link on this page.

Thanks for listening to Take 5.