Dear Maintenance Men:
By Jerry L'Ecuyer & Frank Alvarez

Dear Maintenance Men:
I am having a very difficult time with an acoustic textured ceiling I am trying to repair. Fortunately my building was built after 1980 so my work should be simple and straight forward. Well it’s not. I am trying to make spot repairs in an occupied unit with “acoustic spray” in the can.

Not only are the repairs horrible, but the weight and consistency of my “spray” keeps pulling down the existing acoustic around my patches. Can anything be simple?
Paul

Dear Paul:
We have never seen a decent patch job by using “acoustic in a can”. We do not recommend the use of acoustic spray from a can unless it is in a very inconspicuous area like a closet or very small area that does not warrant a proper and more involved repair.

For areas larger than one square foot or in clearly visible areas, we recommend the use of a hopper gun fed by an air compressor for a professional finish. The hopper gun is actually easier to use and control. Mix together water and dry acoustic material to the consistency and look of oat meal.

Pour the mixture into the hopper and test on a piece of cardboard for texture and consistency; if acceptable, point it at the ceiling at a distance of two to three feet away and shoot. Make two light passes in different directions and a final pass one foot outside the patch area to blend into the existing texture.

Do not over apply as it will tend to fall or sag. Obviously, shooting texture in an occupied unit is challenging, but can be done. Plastic sheeting is your friend! Using painter’s plastic or gmil visqueen completely cover the floor directly below your patch and then cover the plastic with a drop cloth.

Using a staple gun, attach more plastic sheeting to the ceiling forming a circle creating a “cocoon”. The sheeting cocoon should drape from the ceiling to the floor. This should adequately protect the surrounding area from overspray. And if you were wondering, yes, you need to stand inside the cocoon to spray the acoustical mixture, so make it big enough to move around in it.

Use goggles, mask and other recommended safety equipment as well as disposable coveralls as it will be messy.

Dear Maintenance Men:
I’m in the mood to do flooring and I’m pretty good at it but hate removing the old vinyl flooring. It is always faster and easier when someone else does it. Are there special tools I can use other than my heat gun and putty knife.
David

Dear David:
Pulling up flooring is a chore no matter how you look at it. The use of a heat gun and putty knife can work great for one or two tiles but will not get the job done when removing large areas of tile or other flooring material. Removal of flooring either vinyl sheet or tile depends on the layout area and “elbow” room.

When working in confined areas like galley kitchens, closets or small dining areas use a small to medium hand held floor scraper with 4’’ to 5’’ blade. For larger floors, use a full-length handle. If you use full strokes, the tile will just fly off the floor and the job will be done in no time.

Your initial tendency will be to use the blades until they are completely dull so as to not waste blades. Fight this urge and replace blades frequently, it will save you time and effort. (Blades are disposable and can be purchased in packs.) If you have an extremely large area, use an electric floor scraper.

They rent from about $36 for four hours and are well worth the cost. Most box store rental sections will carry them.

Dear Maintenance Men:
I am organizing a preventative maintenance “Tune Up” list for my summer maintenance work at my rentals. Most are DIY type repairs and my goal is to have safer and problem-free units in the long term. Can you help with some tips or ideas I can add to my list?
George

Dear George:
Good for you! (And good for your residents.) Staying on top of your maintenance is a great way to add value to your rental investment and promote timely rent payments, etc. Items we would include on your “Tune Up” list would be to inspect the property and units for liability and habitability items first. Address these types of items as they can be cheap to fix and costly not to.

General items to look for are:

1. Loose toilet bolts and old flapper valves.
2. Leaky faucets and fixtures.
3. Replace any white plastic water lines with stainless steel flex lines.
4. Check smoke detectors and consider the addition of carbon monoxide detectors.
5. Loose door handles or knobs.
6. Closet door tracks (worn or bent).
7. Door stops – installed and in proper placement to avoid wall holes.
8. Check outside lighting and trip hazards.
9. When replacing a garbage disposal, use a 1/2 hp model (the cheaper 1/3 hp disposers only promote clogs.) Show your residents how to use them.
10. Peeling interior or exterior paint – using EPA lead safe practices, scrape and cover peeling paint immediately
11. Check for water stains on the ceilings and find their source. It’s sometimes less expensive to repair a roof during the dry summer than during a wet winter.
12. Check shower and tub caulking. Remove and replace as needed.

Bio:

Jerry L'Ecuyer is the owner of JLE Property Management & Buffalo Maintenance, Inc. and is a licensed contractor & real estate broker.  He is currently on the Board of Directors and Chairman of the Education Committee for the Apartment Association of Orange County.  Jerry has been involved with apartments as a professional since 1988 and can be reached at (714) 778-0480 or jerry@JLE1.com.  Frank Alvarez is the Operations Director for Buffalo Maintenance, Inc.  He has been involved with apartment maintenance for over 14 years. He is a lecture speaker & CAM instructor.  Frank can be reached at (714) 956-8371 or visit the office at, 202 E. Broadway in Anaheim, CA 92805.  Please view our web sites at: www.JLE1.com  & www.BuffaloMaintenance.com