Lead based paint and asbestos control
Many people (contractors, subcontractors, owners, renters, buyers or sellers) are interested or upset about dealing with lead based paint or asbestos in your Colorado residential or commercial property. This blog will not address the laws or regulations for handling the product or the paperwork that is required. Believe me, it is very confusing when dealing with lead paint or asbestos because it seems that many governing bodies have a say in how to handle, dispose-of, certify or document these hazardous materials. Let me set down what should happen when handling these two highly hazardous products.
Colorado Homeowners’ point of view
If you suspect that your home or commercial property has any type of materials containing lead or asbestos, you are encouraged to have your property tested by a LICENSED company who can verify the type of asbestos and the level of potency you may have in the product(s) on your property. If the lead is present in the paint, they will also test for that. Starting with a QUALIFIED and licensed tester is the first step. You will know what you are dealing with and what must be done if you start a remodel on your property. As I said earlier there are many regulations handed down by multiple authorities (OSHA, EPA, HUD, state regulations, etc.) but until you know the degree of problem you have, you cannot layout a plan of attack. Even if you want to make the repair yourself, you as the owner MUST have your property checked by a licensed and insured company. If you hire a subcontractor, he must also have the property checked (if you have not recently done so yourself) and then he will probably make recommendations for licensed individuals who can handle and process the lead paint or asbestos. He cannot tell you that it is not a problem, if there is ANY lead paint on your interior wood, metal or plastic surfaces or if there asbestos present.
Get your property checked because it may affect the sale of the property in the future or any refinance or any future remodel projects. You should protect yourself and get any suspicious product checked because a clean bill of health on your property is what will make the renovation, remodel or expansion project go smoother.
Contractors’ point of view
Most licensed contractors who have been around these past thirty years know that there are rules and regulations for handling, removal, disposal and testing of lead based paints or asbestos. They should not try to ignore this potential hazard because it could contaminate the entire jobsite and also put them out of business. The stories are true. The enforcement of the new rules and regulations are for real and they are substantial. Every contractor and subcontractor should be aware of the potential hazards caused by improper removal of lead based paint and asbestos. They should also know that strict testing is required. If they do not know this, then our suggestion is that you find another contractor. Subcontractors are also held to the same standards and cannot sweep this under the rug with regards to the testing and proper paperwork regarding lead paint and asbestos. There is not excuse for not testing the jobsite for these dangerous products because they are all over both old and new homes today. Import products are not regulated and asbestos can be found on some of the flooring products sold at your local box stores. BE CAREFUL and test first.
Colorado Renter point of view
If you suspect that your rental property contains asbestos or lead based paint, then ask your landlord to have the property tested before you or anyone starts a remodel project, of any size. Ask for a copy of the test results. This is a reasonable request. You are not trying to make it difficult on anyone but you are living in this property and a remodel project could stir up lead in the space your live or allow asbestos to become airborne. So, remember that testing is the first step in the process.
If you have any other comments or concerns, please feel free to ask me. My number is 303-952-8668. I may not have all the answers, but I know people who do. We have used Bill Schaefer of Chief Home Inspections (email Bill@chiefinspection.com or cell# 303-668-7072) when we have any questions or concerns regarding lead paint or asbestos in any property we work in.
Tom D’Agostino, Service Manager
Kimmel Mechanical, Inc.
Some truths and myths about Tankless Water heaters
You may be aware that there has recently been a lot of talk about tankless water heaters as the optimal choice for homeowners instead of the conventional water heater. Because of the advertising for this product, it naturally raises a lot of questions and requests for this product.
Let me start by making a few things clear about tankless water heaters. Tankless water heaters are not a new product, but they are relatively new to the USA. They have been used in Europe for at least 35 years or longer. We often get questions and calls from customers asking us to advise them on what water heating system to choose for their homes or businesses because they have heard that tankless water heaters are the better choice. Often, I will get a call from a customer asking for a price for a particular brand of tank less water heater. My first question is to ask why the customer wants a tankless water heater because the product may not be right for them. Many are surprised that I would state this because they have been told by a friend, co-worker, relative, etc. that the tankless water heater is the answer to all of their hot water needs and is extremely efficient. This is where my teaching background comes into play. Let me explain the good, bad and limitations of almost every brand of tankless water heater.
THE GOOD -
1. They are a wall hung water heater and do not take up much space.
2. They make hot water efficiently.
3. They make hot water on demand instead of storing hot water in a tank.
THE BAD –
1. The venting of these heaters can get very expensive if you are not on an outside wall. The stainless steel flue pipe and fittings are special to each manufacturer and costs can be very costly.
2. They can only produce a given amount of hot water which can be many times less than what you need in your home.
3. They have no reserve tank when there is more than one use of hot water in your home at the same time.
4. When you exceed the gpm (gallons per minute) capacity of the heater, guess what, everyone needing hot water gets a reduced amount to use and no one is happy at that point.
5. They lime up (develop mineral deposits) inside the narrow tubes after a few years of use. The copper tubes inside begin to lime up and restrict the passage way which in turn reduces the amount of hot water it produces and increases the cost of producing the hot water because the flames have to heat through the ever growing mineral deposits that adhere to the copper tubing.
6. The tubes eventually plug up and you need to delime the heat exchanger, replace the heat exchanger or the entire device, eventually. Efficiency has fallen off dramatically when the minerals start to build up and the rate of mineral buildup increases dramatically once the process starts.
Now, let me clarify that a tankless heater has its purpose and uses. You may only want a small amount of hot water in a location that is far away from the central heating plant. Since these tankless heaters often have a zero clearance to combustible materials, they can easily go into a closet area and serve a single bath. However, that still does not prevent the minerals from plugging the copper waterways. If the usage is low and the demand is controlled, these products generally perform as advertised.
On the other hand, if you live in a home with growing children or teenagers and the hot water usage is hard to calculate or you already know that you have higher hot water demand, then it is time to look at some serious options. Did you know that the conventional tank type water heater technology is such that you can produce hot water at 96% efficiency which is higher than most tankless water heaters? Also, the tank is super insulated and will not lose the btu’s stored in the hot water very easily. If efficiency is what you need, tankless water heater are not necessarily the best option. If quantity of hot water is what you need, tankless water heaters may not do the trick for the price paid, if the requirements are large. You can produce the hot water that you experience with a tank style water heater by using tankless water heaters, but you may be installing two or more tanks in parallel or series in order to get your hot water needs satisfied and then the price goes up dramatically. This is seldom mentioned in advertisements or from companies that do these installations.
Keep in mind that a tank type heater has stored hot water available instantly and you can also get several shower or baths taken simultaneously where you may not get that from a tankless heater without having one large or several heaters tied together. If you are looking at cost (and most people are) we recommend that you look at the high or ultra high efficiency water heaters on the market today. And as a bonus to using these heaters, they may qualify for the Federal Tax credit of up to $1,500 in addition to giving you a large amount of hot water at a very reasonable price.
I have touched on the basics of tankless vs. tank type water heaters but there is much more to discuss. Please give me a call and I can help you size the tankless heater if you desire or I will offer you some options and give you the pros and cons for each. Our advice is free, so give me a call and let’s chat.
Tom D’Agostino, Service Manager
Kimmel Mechanical, Inc.
Tel # Denver 303-800-3781 or Summit and Eagle County 970.328.6001
Why you should upgrade your appliances
“Why should I spend money now to upgrade my furnace/water heater/boiler/swamp cooler/air conditioner?”
I am sure you have heard all of the reasons why it is important to change these older appliances RIGHT NOW, but let me review the obvious reasons and then give you a few compelling ones you may not have heard:
Let’s begin with the reasons you may already have heard:
1. Federal tax credits up to $1,500.00
2. Utility rebates direct to you in the form of a check.
3. Life safety because the old appliance may be leaking toxic gases in your home
4. Increase efficiency (and a reduced energy bill every month)
5. Peace of mind knowing you do not have to wait for a disaster before you changes out the appliance.
These are the top five reasons that you may have read in your newspaper, on a radio ad or on an advertising piece you have received in the mail.
Let me tell you why I feel it makes sense to upgrade or buy better quality appliances as soon as you can. First, now that more energy efficient appliances are becoming more affordable, the cost of putting in an 80% efficient appliance often is about the same as a 95% one. If there is a financial incentive to put in the better quality, you may get a longer life out of the new one than you would otherwise and for close to the same price.
A singular point not mentioned in any discussion about a conversion from old to new is very basic: upgrading to better and more efficient equipment simply adds to our everyday comfort. We live in our homes year in and year out and we rely on that equipment for consistent hot water, regular heating and cooling. Being comfortable in our home is found in the simple yet important things like the temperature being controlled better with the new furnace or boiler system or the hot water temperature is consistent after the third shower in a row by family members. Today’s equipment gives us better heating and cooling and more consistent hot water than we have ever had in the past which is a valid reason alone for making the upgrade. Yes, there are brands that claim to offer certain performance and may not perform as well as those claims in actual use, but do your research and check out what are proven brands and models are available and you can enjoy better “creature comfort” than ever before. One of the free services that I can provide to you through Kimmel Service is help in guiding you to the best appliances and equipment that meet both your budget and lifestyle needs.
When we install a higher quality piece of HVAC equipment and tell the customer the benefits (and differences) from their previous equipment they are amazed and pleased. One of the first comments that customers tell me is that they have been living in a cold or warm house for so many years that this will be a pleasant change. They of course want to save money but often they will think “now that I have a furnace which puts out better heat at a lower price, I will move my thermostat up a few degrees and not pay any more money”. This is a common misunderstanding, but you have not studied you’re your new furnace or boiler can do for you without turning up the thermostat.
I encourage the customer to some time reading the literature for the equipment and talking to the experienced technicians or company managers so the customer is aware what it takes to get superior comfort at a better that expected utility bill and to make the best selection.
Also, did you know that adding a humidifier can actually lower your thermostat temperature? Yes, you can feel just as comfortable at a lower temperature if the humidity level in your home is increased. We experience a two to four degree drop in temperature when you raise the humidity level in your Colorado home.
If you have any questions or want input and guidance regarding your upcoming purchase of new appliances or equipment, please feel free to give me a call.
Thanks,
Tom D’Agostino, Kimmel Service Manger, Denver 303.952.8668 Summit & Eagle County 970.328.6001
Phil Says: 6 More Weeks of Winter. Plumbing & Heating Tips
The sun is out and the weather is getting warmer in Colorado but we are not out of the woods yet when it comes to potential plumbing and heating emergencies. It is a little disarming when you feel the sun beating on a Colorado winter day but there could be some surprises for you and your plumbing and heating systems.
Plumbing
As the Colorado temperatures start to moderate and the hours of sunlight increase, you are beginning to think about spring and flowers and fun in the garden. It is OK to think about that but do not try to turn on your outside faucets because when the sun goes down so does the temperature. If you do a little gardening or you water some of the trees and shrubs that have been dormant and you use your outdoor faucet, don’t forget to remove the hose or the freezeless faucet may split at night when the temperature dips to below 25 degrees F. This could cause a flood in your home when spring does arrive and you get out to work on your lawn or yard for the first time. Without knowing it, the water will be spraying inside your house while you are outside tending to the grass or perennials. This mistake is very common so please heed this warning to avoid a very costly repair. Also, do be tempted to turn on your underground lawn sprinkler system just because we have a few mild early spring days. Be sure that we are out of the danger zone and temperatures are not going to fall below 32 degrees F and the danger of frost has past.
Heating
You have gone all winter and avoided heating disasters. As the temperature rises, don’t forget to change all the filters in your system. It is easy to forget to do this because the furnace does not run as often. But remember, now that the front and back door are open to the outside more often than during the winter months and all the airborne dirt, seeds and particles can get into your home and be trapped by your filter. When you shut the door, these airborne matter work their way back to the furnace through the return air duct system. Remember when you change the filter, change it more often than during the winter or at least check it more often.
And don’t forget the humidifier. Many of them require that you replace the pad and it is easy to forget. If the water gets dirty and the pad begins to crumble this means you could have a plugged drain on the humidifier. When this happens, you could also start to grow some type of mold and several other nasty things can happen. A good plan is when you change any filter, don’t forget to write the date that you installed it on the side of the filter where you can see it so you do not have to get inside the blower assembly or take the time to flip it around. (Also, don’t forget to install the filter with the arrow pointing in the direction which the air flows.) A filter rack outside the furnace itself is the safest place to install and service/replace the filter itself.
Finally, save money by adjusting your thermostat down during the late winter and early spring months, since there is more daylight and solar heat beating down on your house. You can get the house very warm during the day and circulate this heat by leaving the fan switch in the “ON” position while keeping the temperature setting at the desired level. This will move the heat that has accumulated in the ceilings throughout the day and keep an good average temperature throughout your home. Your furnace will not fire up as much and you will be more comfortable. This great tip uses the natural solar heat gain during the day and also reduces your heating bill.
If this blog has generated a few questions, please feel free to give me a call. Denver Colorado (303-952-8668) or in Summit and Eagle County (970.328.6001) --- Tom D’Agostino, Kimmel Service Manager
Complete the HVAC work on time and keep the customer’s business in normal operation
On Tuesday, 1-26-2010, we called for an inspection of the HVAC upgrades that were completed at the Howard Johnsons located at 12100 West 44th Ave., Wheat Ridge, Colorado, 80033. The General Contractor was BDR Construction and we have really enjoyed working for them on various projects this past year.
The reason for the HVAC upgrades was due to damage sustained by the dangerous and damaging hail storm that blew through Wheat Ridge and Lakewood last July. (We live in Wheat Ridge and it took out our Roof, Windows, Siding, deck and garden.) The damage to Howard Johnson’s from this powerful storm was not just limited to the exposed HVAC equipment on the roof, but to the siding, stucco, roof and P-tac units.
There was a Roof Top Unit (RTU) which heated part of the lobby and the restaurant inside the facility and it was badly damaged. Since the equipment was old, the replacement equipment needed to be adapted to the existing roof curb. That took a few tries by the outsourced fabricator, but we were able to hoist up to the roof the curb adaptor which took the weight of the new RTU and kept the water proof seal. (See the attached pictures of our installation in progress.)
There were two up blast kitchen exhaust fans from the hood that were made of aluminum which were also badly damaged by the hail. This change out was easier that the RTU replacement because we used the same manufacturer and the new units sat on the same curbs that existed without any modifications. We only had to adapt the new electrical connections and grease basins to the new fan to complete this replacement.
The real challenge was replacing the refrigeration equipment. The old manufacturer of the three compressor unit was in no hurry to give exact pricing or delivery dates for the single condenser coil which cooled all three compressors or the actual compressors themselves. Refrigerant and technology has changed a great deal since the early 80's, and one immediate challenge was to keep the beer cooler working throughout the entire process for the restaurant. In addition, the holidays had arrived and this work was started around New Years and the restaurant and bar were in full swing, so down time during the busiest week was not going to be tolerated and would result in loss of income for the bar and restaurant .
In order to expedite the process and prevent any down time for the bar and restaurant, we opted to buy three separate new compressor and condenser units, build a custom rack and install them on the same rooftop pad that existed for the custom refrigeration unit that has existed since 1983.
Our HVAC foreman, Mike Bryant, is extremely talented and came up with some great solutions. He created his own stands and welded them at home for this project. Also, much of this work was performed outside in the elements, so the weather conditions added more constraints.
Once the new units were mounted, we were faced with at least four direct shorts to ground for the power to the units. Previously the wiring to these units, coming from inside the facility was faulty and caused some serious electrical hazards. We had to pull new wire from the interior each time.
Eventually we relocated some the equipment from the roof to the various evaporators inside the kitchen and bars. Ultimately our efforts paid off. The walk-in cooler, walk-in freezer and beer cooler were working like a charm with some of the latest equipment, refrigerant and wiring. If it was not for the skill and talent of Mike Bryant and his team members, this job would have never been completed on time.
Our crane service subcontractor, Bill Boom Company, was very skilled and performed perfectly, as they always have in the past. HVAC Supply Company provided us with the RTU and curb and their delivery of the Goodman/Amana equipment was very timely.
This was a great product after all is said and done, but there was some high drama from beginning to end in order to complete the work on time and keep the customer’s business in normal operation. It took skill and talent to complete these unusual situations and I am very proud of our team’s efforts to get the job done.
If you have any questions about this installation or this type of work, please feel free to give us a call. We are always happy to talk to the customers and offer our suggestions and knowledge at no charge. The direct phone number to Kimmel Service is 303-952-8668.
Tom D'Agostino, Kimmel Service Manager
New Years Resolution: Prevent catastrophic events from happening to your Colorado plumbing & heating systems
As we start the New Year in this tough economic environment, it is essential that you do all you can to prevent the unforeseen and catastrophic events from happening to the plumbing and heating systems in your home or office.
First, pay attention to any little problem that you may see or hear about because it may become bigger very quickly if ignored. Start first by looking for plumbing related problems. If you have a spot on the ceiling downstairs from the bathroom upstairs, it could be something very simple like a leaking shower door or your kids splashing water outside the tub. But it may also be something more serious such as a cracked or broken drain line. As you check around your home, make note of what you find and check it out. Ask questions of the household member to determine when the problem started or how regular the problem occurs. If you do not know what questions to ask, give me a call because the advice I give you is free for the asking (303-952-8668 or 970.328.6001 ). (This is the part of the trade that I really like.)
In my previous blogs, I gave you tips on how to prevent frozen and broken pipes as we continue with the cold Colorado winter weather. Just following these simple tips will during the extremely cold days and nights will prevent a costly catastrophe from happening in your home or office. Don’t let down your guard while these temperatures exist and remember that at night the temps will fall and cause a pipe to burst and you could return to a flooded home if the temperatures moderate while you are out during the day. If you think this may happen, be sure to turn off the main water shutoff valve before you go out and turn it on when you come back. But remember when you turn the water back on, listen for possible water running from a frozen line that has thawed and burst.
As far as your heating system is concerned, make note of cold spots in your home. Many times you can even out the temperatures in your home simply by turning on the “fan” switch on your thermostat. This is very efficient using just a small amount of electricity .The fan will move around the heated and cooler air in all parts of your home and average out the temperatures. Warm air wants to stay in the ceiling and particularly the second floor ceilings, so by leaving the fan on, you can move that warm air around your home using the heating ductwork already in your walls. Remember to keep the heat set on the normal temperature you desire and then the burners will come on when there is a call for heat. This little trick really works!
Don’t forget to change your filter halfway through the winter months. You are moving around the dirt and dust in your house and ducts and it all seems to collect in the filter at the furnace. The replacement filter should be the same size as the duct, not larger or smaller so that air does not leak out and affect the overall performance of your furnace. Remember to buy only “pleated” filters unless you have a special air filter system.
And finally, remember that a little preventative maintenance on a regular basis can prevent a big problem later or will minimize the damage at least. Keep this blog handy as a reminder of what to be aware of when it comes to your plumbing and heating systems so that disasters can be prevented. If you have any questions, please feel free to give me a call to discuss plumbing, heating, air conditioning or solar questions you may have (303-952-8668 or 970.328.6001 ).
Tom D’Agostino, Service Manger, Kimmel Mechanical, Inc., Denver, Summit County and Eagle County Colorado
Prevent a Plumbing Disaster
Well, you survived last weeks' subzero temperatures in Colorado. There was no emergency and you are warm, but keep in mind that you are not quite over the hump.
If you want to read some suggestions to avoid an unexpected plumbing emergency as we experience more frigid weather this winter, read my "Blog of Ice" at YourHub.com.
With the Current Colorado Cold snap – a Reminder
With the current Colorado cold snap a reminder that should be spread to all of your friends:
- It is so cold out that any pipe that is subject to freezing and bursting should be left running a small stream for the next 48 hours. This will prevent the horrible damage that occurs.
- Open vanity cabinet doors so that heat from the room can go around the water pipes and keep them freezing at night.
- Turn up your thermostat a few degrees, don’t turn it down, these next two nights.
- If you hear water running, know where the main shut off is located and turn off the water right away.
Just a few simple tips from your Master Plumber. Stay warm.
The SAME Cafe (stands for: So All May Eat)
SAME Café - this unique Denver, Colorado café is truly an inspiration. I was lucky to get to know the wonderful owners of this business and share in their mission of providing healthy meals to the less fortunate.
Brad and Libby Birke are a couple from the Midwest who decided they wanted to make a difference in this world. They had a dream of establishing an inner city café that made gourmet quality food, a rare treat for many who were homeless or without work.
Brad is a computer engineer and Libby is a teacher. They left these secure jobs so that they could make the SAME dream come true. After several years of hard work and struggle, the SAME is a reality that meets the mission of serving the truly needy people. They have become so successful, that in the past year they were able to expand their operations into the adjoining space to provide a comfortable environment and warm place to eat a good meal for those living close to the streets.
Brad and Libby took a large risk by cashing in their IRA’s and 401K’s for the seed money to start the SAME Café. They opened up the door about three years ago on east Colfax and since then, the results have been incredible. The name “SAME” stands for So All May Eat and they really mean that. They will serve anyone walking in the door. They do not charge for the food or drink and they only ask for donations. If you cannot pay, then there is no pressure to put money in the donation box, but if you can help out in any other way, like cleaning the floor or bussing the tables, then they welcome the patrons to help in that way.
As time went on, the SAME Café gained national attention, with coverage on nightly news programs and publications. Students from several colleges come to the SAME just to learn about their program and to donate their time for this worthy cause.
My wife and I got involved when we read an article in the local newspaper about this inspirational couple providing for the truly needy in a tough part of town. We were impressed with how they wanted to take their food a step beyond routine food and truly provide healthy, organic meals. We decided to take some of our garden produce to the SAME and often donated our fresh vegetables and herbs whenever possible.
I explained to them that I was in the plumbing and heating business and told them that I would like to volunteer my time for repairs or installations whenever needed. I found out that they always had a need for simple plumbing and heating repairs and they often had to try to get by with less than efficient plumbing fixtures and equipment. Whenever possible, I told people in the plumbing and heating trades, friends and family about the SAME and their unique service to the community, and found an outpouring of generosity. For example, one Saturday, I met with Brad and we picked up a donated ice machine and installed it into his restaurant. Our technician also donated his time and we piped it into place and then repaired the mechanism because it had been idle for many months and needed a simple repair. Whenever Brad needs a plumbing repair, he gives me a call and I am happy to help out. Our college age son also donates his time working at the SAME whenever possible and finds it very rewarding work.
It is an honor to know such dedicated people as Brad and Libby. To learn more about the SAME, please go their website and learn more about them and their amazing story. (www.soallmayeat.org)
Tom D’Agostino, Service Manager, Kimmel Mechanical, Inc.
Gas Water Heater Specials
We are currently offering 2 specials on installed Gas Water Heaters to our Colorado customers.
50 Gallon Water Heater installed for $999
40 Gallon Gas Water Heater installed for $899
Call us today in Denver at 303.952.8668 or in Summit and Eagle County phone us at 970.328.6001.