Answer: An architect can best answer this question. I am surprised you asked a contractor before asking an architect. PGrech, gboc.net

Answer: I am glad you are thinking of rewarding the person who gave you the tip on the apartment. I can not make any recommendations on what to give him for ethical reasons. One way to do it: see how much you are saving, then figure out a small percentage to give him.  PGrech, gboc.net

Answer: The City of Yonkers may have their own code / law for CO detectors. Call the city and ask them. In any event even if the landlord was required to install one, you would be charged for it. So why not put it in yourself. Don't buy a cheap one, buy a good one for about $25. PGrech, gboc.net

Answer: A quick-response system may satisfy the requirements. But never-the-less, the law requires someone 24/7 to cover the high pressure system. Now, only rarely is that done in the industry. You should ask your managing agent to look into this. A far as the standpipe is concerned you do not need 24/7 coverage unless you have a fire pump system. Both of these can be cured by having other staff members holding both High Pressure Steam and Fire Pump certificates of fitness. PGrech, gboc.net

Answer: Most vents are not cleaned in New York City, but should be cleaned once every ten years or so. Negative air usually is not a sign of dirty vents. First thing to check is the vent housing on the roof. Just because the motor is running that does not mean the fan is running. The housing needs to be removed and the motor, V-belt and fan checked for proper operation. Sometimes the fan may be running backwards, other times the belt is slipping. All these are just some of the problems that cause negative air. With the housing attached, the super should be able to feel the air coming out of the housing discharge vent. Secondly, in your apartment, open a window say a few inches and put one piece of toilet paper on the vent (see tip of the week). If the moving air holds the paper against the vent, then you don't have negative air anymore. For positive air to be true an air supply is needed to fill in the space taken by the air that is removed by the vent. Usually this is done by the gap under the front door and is sometimes lost when carpeting is installed or when weatherstripping is put on the door. PGrech, gboc.net

Answer: There is only one illegality here, and that is that you are on his meter. The other is moot - since he pays for it, he controls it. Work out a deal where you can pay him the difference in the monthly rent for the additional electric for a/c. Most probably you are already paying rent to him - sounds like this is a one family house with an illegal conversion to two. HINT: if true, that's your bargaining chip. PGrech, gboc.net

Answer: Check with your super and building's managing agent to see if a "skunk test" was performed. This test is done on a boiler heating system to see where there are leaks in the system. This is my best guess. If you have a one-pipe radiator system, then this test should not have been performed. Have the super check the air vents on your radiators if it's a one-pipe system. The air vent(s) may not be functioning properly. Let us know if you do find out what was the cause, so we may know for future reference. PGrech, gboc.net

Answer: I have never heard of a HVAC License for NYC. Perhaps you are referring to the refrigeration and air-conditioning operators license. If so, please check for this answer under previously asked and answered questions. PGrech, gboc.net

Answer: The house pump system is the simplest system. As you know the floats tell the pumps when to go on and off. Since the pumps go on in hand (manual) mode then you have a control problem. Check:

- Floats to make sure they move up and down freely, grease if necessary.

- Check to see if there is power to the float, it could be a wiring problem and not a movement problem.

- Once the above are eliminated, check to see if the microswitch in the float is working. Most likely it is the microswitch. PGrech, gboc.net

 

Answer:

Answer: Before ripping up the floor again:, You stated that you reinstalled the toilet. Did you put a new wax ring on the horn at the bottom of the bowl? if not, this could be where the leak is coming from now. Secondly, corrective work should have been tested many times before you put back the floor - did no one test after the repair was made? Email the answers to pgrech4214@aol.com.

Answer: Uniforms are supplied by the employer if the job is union. If it is not union, then the super and staff have to negotiate for uniforms. Remember, if you must buy uniforms for work because they are required by the job, then you can deduct that expense on your taxes, but as always, consult your tax preparer first. PGrech, gboc.net

Answer: In most cases, yes. You need to check your local building codes to see if it's legal. Note: ABS piping is not the same as PVC, for those who might have been wondering. ABS is plastic also but its color is black while PVC is a white plastic. You can not glue ABS to PVC, but you can join the two by using clamps. PGrech, gboc.net

Answer: This problem is typical of a house trap (main trap) problem. Buildings and houses should have the main trap or traps cleaned out at least once every 3 to 4 years. Call a drain & sewer guy, he can snake out the trap(s). PGrech, gboc.net

Answer: Also, make the room large enough so that maintenance and repairs can be easily made. Too often these rooms are made too small, which makes repairs difficult. The materials should be fireproof and DEP may require that the room be able to hold a certain amount of oil (assuming you have an oil burner) in case of an oil leak from the line in the "boiler room". Consulting your fuel supplier may be a good place to start. PGrech, gboc.net

Answer: This question has previously been asked and answered. Readers, please check the FAQs and the Categorized Questions before asking a question.

Answer: As always when hiring a contractor, references are one of your best defenses in getting the right contractor. One source is an architect. Another is word of mouth. Don't forget the Better Business Bureau. PGrech, gboc.net

Answer: In addition to the good advice above, you should advertise for bids, specifying exactly what you want, and asking contractors to list at least three jobs they have done like the one you contemplate. Then, compare the bids and the submitted credentials. You might employ a consultant to help you pick the winner. Dick Koral

Answer: The two places that I know of are: if you are a member of Local 32BJ, you can take their course, call 212-388-3500 for member benefits, and NYC College of Technology, call 718-552-1190 for more info. Tell them the Supers Technical Association referred you. PGrech, gboc.net

Answer: The problem with most co-ops and condos is that the board has little idea of what proactive or preventive maintenance means. However, in the case of a shower body, it is a close call. Look to your offering plan, that should state who owns the shower body. From my experience, the shower body, even though it is behind the wall, does belong to the owner of the apartment. One, it is for your exclusive use, and two you can see the controls from the apartment. Sorry. But in some cases the building may pick up the cost. Just ask. PGrech, gboc.net

Answer: First of all the banging is the result of water - more than air - that is trapped in the pipes. Different heating systems have different solutions. Do you have a one pipe gravity or one pipe mechanical system? Do you have a two pipe gravity or two pipe mechanical system? Is the system steam or hot water and lastly, is the system under pressure or vacuum? Also in the analysis, when does the banging occur - this is important. Does the banging occur when the steam comes up? Midway of boiler firing or towards the end? Answer these questions and we can narrow down the causes and give an opinion on the cure. PGrech, gboc.net

Answer: This "water hammer" is caused when you have the hot steam hitting colder water that is stuck somewhere in the piping. It could be caused by non venting air, the piping configuration, bad steam traps, or a number of other system problems. You need a professional experienced with steam systems to diagnose the cause and recommend solutions. Joe Lambert  www.leonardpowers.com

Answer: I sure know what you mean about that odor and watery eyes. There is no real solution. This I know because we treat our apartment floors the same way. I have found to reduce the effects of floor treatment, putting a cheap, boxed fan in the window works very well. Secondly, when possible only apply the polyurethane on dry days. The humidity only slows down the drying and keeps the odors locked indoors. These two simple things will greatly reduce the effects. Good luck. PGrech, gboc.net

Answer: The answer can range from $200 to over $2000. You need to ask yourself what do you expect from your superintendent? The standard startup tools: two good flashlights, a set of screwdrivers, a hammer, a pair of channellocks, a linesman's pliers, a 4-step and a 7-step ladder, electrical tester, two plungers, a hand snake. These would be a good place to start. Don't buy cheap tools, spend the money once and have good tools. All building purchased tools should be inventoried and have the building address engraved on each tool. PGrech, gboc.net

Answer: 18 inches is the minimum clearance below a sprinkler head. PGrech, gboc.net

Answer: There is no law or code that requires a landlord to replace working stoves with electronic ignition. However, when the stove has to be replaced with a NEW stove, that new stove has to have electronic ignition. The landlord is NOT required to install a new appliance as a replacement for a non-operational one. The landlord can replace it with an old or used appliance as long as it is of the same size or larger, and that it works. In this case, if he is replacing a stove with a USED stove, that used stove does NOT have to have electronic ignition - ONLY if he gives you a new one. A tenant can request a new stove or appliance rather then getting a used one, but the cost of the new stove/appliance is divided by 40 and 1/40 of the cost is added to the rent forever. PGrech, gboc.net

Answer: Our mission statement, in brief, is to provide education to all those persons who work in multifamily buildings. So not only supers can join but also handyman, porters and doormen. We also have board members, managing agents and not-for-profits that are members of STA. We also have vendor members that provide excellent service to our membership and others. STA is a IRS approved not-for-profit 501(c)3 organization. So donations and grants are tax deductible. Your membership is also tax deductible. But check with your tax man anyway. PGrech, gboc.net

Answer: Of course it CAN be done, and yes in all probability it will be expensive. How VERY depends on your frame of reference, as does its feasibility.

Answer: Most Superintendents / Resident Managers have their own tools, but it's not a union requirement. It usually is a good idea for the building to have the basic tools for the staff. These tools should be engraved with the building address and inventoried. Upon hiring your new resident manager, make sure he supplies a list of tools that he owns, and keep the list current by adding to that list when he purchase new tools for himself with his own money. This list should be kept with the Property agent so should the new super leave, the building would know which tools belong to whom. PGrech, gboc.net

Answer: Toner tracers work like sonar, the difference being sonar sends a pulse signal through water, the toner tracer sends the pulse through the wire. So attach the transmitter into the circuit you wish to look for on the fuse box, switch it on, and then pass the receiver over each fuse. When the receiver detects the pulse you will hear a sound or see a light. There are two types, one that is designed to have NO POWER in the circuit and on that has power in the circuit. Also, you may get a false reading at the fuse because the wires are so close together you have to pass it a few times to eliminate the false readings. PGrech, gboc.net

Answer: Dial 311 for all residential heat complaints anywhere in New York City.

Answer: In New York and New Jersey to the best of my knowledge it's not the law or building codes that put a limit on how many people can occupy an apartment, but the terms in the lease. The lease would or should state specifically how many occupants may occupy the apartment. But as in all legal matters, this questions is better answered by an attorney. Check the lease, if nothing is in the lease, then ask an attorney. PGrech, gboc.net

Answer: The term for 'wet' steam coming out of boilers is carryover. Basically the water in the boiler is carrying over into the steam line. This usually happens only on boilers that have the water level too high or have very dirty water in the boiler (sort of like foaming). Some boiler piping will have a steam trap or two right on the main distribution line near the boiler. If these have a strainer before them you can see if you are getting a lot of water here.

However, most cases of water hammer occur because of naturally occurring water that is formed when the steam condenses. This water needs to be drained from the system, usually from the bottom of every riser. So, if you are getting hammer near the boiler or in almost every riser, you may have carryover. If you are getting hammer in one or two risers or radiators, the water problem is more localized. Joe Lambert  www.leonardpowers.com

Answer: Not sure what you are asking. If you are asking how to unclog a septic tank, you need to call in a septic tank cleaning company. If you are asking how can you unclog a septic tank and result in clogging up the tub, I have no idea. I don't think the two are related, just coincidental. PGrech, gboc.net

Answer: Yes.

Answer: There is no by-product from punching a boiler. There is, however, a byproduct of incomplete combustion which results in buildup in boiler tubes that require them to be punched. That byproduct of incomplete combustion is carbon (soot). This soot by itself is harmless, however, when it is in the presence of air and moisture it becomes a form of sulfuric acid. Best way to dispose of the soot is to put it into plastic containers such as those that laundry detergent comes in, put them into a garbage bag and dispose of them via sanitation. PGrech, gboc.net

Answer: The union's website is here. The member service call-in center numbers are 800-551-3225 or 212-388-3500.

Answer: You can also go to the Union headquarters, first floor members assistance, located in the main union building at 101 Ave of the Americas (just north of Canal Street). They are open during normal business hours and this is one of the newest and best features of our Local 32BJ. PGrech, gboc.net

Answer: Read the FAQs. Once again, you do NOT need ANY certificates or "licenses" to be a New York City super. The City doesn't license supers. You MAY need certain certificates of fitness for your individual building - and the ones you mentioned MAY be some of those required for the equipment in your building. Check the equipment in your building and act accordingly. Certificates of Fitness are obtained through the Fire Department of New York.

Answer: The EPA certificate for Pollution Control can be gotten after taking a course and sitting for the test. Both are available from Local 32BJ union school and from City Tech. PGrech, gboc.net