We have all heard some version of this story…a family comes back from vacation to return to a water-damaged floor, upset neighbors from the leak into their unit, a million papers to fill out for insurance claims and a house in complete disarray…

It’s unfortunately too common an occurrence in our community. The good news? Its completely avoidable with some regular preventative maintenance. Below are some things you can do to keep your unit in good health (and ensure your neighbor’s units and common areas are unaffected).

Check your water heater

When a water heater fails, and eventually they will all fail, the problems they cause can be substantial. Your water heater could hold up to 50 gallons of water - that’s quite a flood! And keep in mind that if your heater is the cause of damage to another unit, you are responsible for the damages.

Here are some general signs that you might need to upgrade your unit (note: this does not replace an inspection by a plumber):

• Is it old? Typical life-span for a water heater is 8-10 years. To find out…look for the serial number on the label of your heater - usually the first two numbers usually represent the year it was made but you can also check on the manufacturers website

• Do you have rusty water? If your hot water is rusty your heater could be rusting on the inside and could start leaking soon.

• Not enough hot water? This is the most common sign that you need a new heater. This is due to sediment building up inside the heater

• Rumbling and noise? As sediment builds up on the bottom of tanks it can eventually harden which wastes energy and reduces the heaters capacity. You could notice banging or rumbling which is a good indicator that you have or soon will have leaks and/or cracks

Upgrade your washing machine hoses

If you still have rubber-coated hoses on your washing machine you might want to upgrade to metal-wrapped hoses. You can find them in aluminum or stainless steel, available online and in hardware stores like Lowes or Home Depot. It is generally a simple process to replace hoses, typically the hardest part is moving the machine to get access to the hoses. If you are uncomfortable, any plumber can help you swap this out.

Keep your patios & balconies free of weeds

We have a lot of patios and balconies around Independence Harbor that make for easy targets for weeds to take hold and grow. In particular the patios on the promenade and ground levels where dirt builds up. Left unattended, weeds will not just grow into something ugly but they can also cause damage and exacerbate our properties leaking issues as the roots spread.

As a unit owner, you are responsible for maintaining your property, including keeping patios clear of weeds. The good news is that if you do this regularly it just takes a few minutes every couple of weeks.

Please note that unit owners failing to maintain the community standards of appearance will receive warnings but ultimately an owner can be fined by the association for failure to comply. We are not trying to create conflicts; the goal is to make sure all unit owners know their responsibilities and what might happen if they shirk those responsibilities.

If you have a severe situation, or just need assistance to handle this work, you can contact the management office for assistance. Please note that this work is not covered by your monthly maintenance therefore you may incur additional charges for the work.

Unfortunately pesky weeds also grow in areas outside of our units. If you notice weeds sprouting in common areas (e.g. a ledge that is just outside your enclosed balcony and hard to reach) we sincerely appreciate you letting management know so they can address them.

Know where your shut off valves are

What’s the difference between hundreds of dollars of damage and thousands of dollars of damage? Knowing where your shutoff valves are. Since IH has numerous floor plans and units were built over a 10+ year period there is not one universal scenario for every unit but the below represents the most common situations. Depending on your unit you will have water and gas shut-off valves. We recommend that ALL adults living in the unit should know where shut offs are in case of emergency.

WATER

• Whole home: The most common way to shut off your water is through the valve which brings water in to your hot water heater (“righty tighty”). There is of course a pipe (and shutoff valve) which brings water into your unit but the location varies so much that the best way to know is to investigate on your own. However, if after looking for it you still need help, please contact management and they can provide you with the information.

• Toilets: Every toilet has a shut off valve on the water line coming out of the wall. Just turn the valve clockwise to shut the flow of water off. However, since these valves are rarely used, they can fail. If you do turn off the water for a toilet repair you may see water continue to drip - this is just annoying but usually not a big problem. However if your valve fails entirely (water continues to flow to the toilet) then you will need to call a plumber for repairs.

• Refrigerator ice makers: In most cases, these are fed by the cold water line coming from underneath the kitchen sink. You should find a valve there that you can easily shut by turning clockwise.

GAS

• You should have a main shut-off valve in your unit, likely in a closet or utility room. In many cases it is near your water heater. If not, you will have shut-off valves on the gas lines leading to the appliances themselves - like your stove and water heater.

Check your toilet flappers

Probably the most used but least maintained “technology” in the home is the toilet. It remains mostly invisible because it typically works flawlessly. However, the one part that does tend to break down is the flapper inside the tank - either it breaks completely or is just not sealing properly. And that means a constant waste of water. For those that don’t know what a flapper is, it’s the rubber piece inside the water tank that stops the clean water from draining into the toilet so that you can flush waste down the drain (image below).

So when should you clean, adjust or replace your flapper?

• Do you hear a constant hiss of water as the tank tries to fill up?

• Do you see a constant ripple of water in the toilet bowl

• Do you have to jiggle the handle you use to flush the toilet to get the water to stop?

If you can say yes to any of the above, it’s time…

While we always recommend consulting a professional, servicing the flapper is something many people can do on their own.

1. First turn off the water to your tank. Typically you can find the shutoff valve on a wall near the toilet, just turn clockwise to close.

2. Take the top off the tank and flush the bowl so the tank is free of water.

3. Clean the flapper. Sometimes a build up of sediment or gunk on the bottom of the flapper may be the culprit. Just wipe it off with a paper towel or other cloth you don’t care about. Turn the water back on and test. If symptoms persist, try step 4

4. Review if the flapper needs adjustment - look at the chain that attaches the flush handle to the flapper…is it too taught or too loose? Try adjusting it by reattaching the clip to a different link in the chain. Or another common issue is when one of the two “pivot holes” will come off one side will come out. Turn the water back on and test. If it doesn’t work, look at step 5

5. If you made it here, it’s time to replace the flapper. First you will need to determine what kind you have - the most common is a 2” diameter flexible rubber type (pictured above) which you can buy at any hardware store. Make sure to bring your old one to the store to pick the right one. Then for a quick demo on how to replace a standard rubber flapper, see this video.

Every Quarter

• Test your smoke/carbon monoxide detectors

• Run the water and flush toilets in any unused areas

Bi-annually

• Test your water heater’s pressure relief valve - Video example:

• Clean your vacuum condenser coils. The fridge can use up to 15% of your home’s total power! Clean coils will help make the fridge more efficient. Video example:

Every 2 Weeks

• Cut out any weeds on your patios and balconies

Every Month

• Inspect and possibly change out your HVAC filter

• Clean the kitchen sink disposal (if installed)

• Clean your stove’s range hood filters

• Inspect your fire extinguisher(s)

We have also made this list something you can download and print out.

Thank you,

Your board

Please note: The checklist and video examples provided are for illustration purposes only. The IH board and condo association do not attest to the accuracy of the information, endorse the people or companies mentioned and is not liable for any actions taken as a result of watching these videos. Always consult management or a certified professional if you have any questions or begin any work on your unit.