Decoupling Boiler and Installing Water Heaters in Century-Old San Francisco Apartment House Brings Relief to Residents Nothing lasts forever. That is especially true with mechanical fixtures, where the corrosive nature of water, the environment in which units are located and frequent use all work against fixture longevity. Nearly a century of service isn’t forever, but Read more
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Decoupling Boiler and Installing Water Heaters in Century-Old San Francisco Apartment House Brings Relief to Residents
Nothing lasts forever. That is especially true with mechanical fixtures, where the corrosive nature of water, the environment in which units are located and frequent use all work against fixture longevity.
Nearly a century of service isn’t forever, but it’s a pretty good run. Some steam boilers, especially in inner-city buildings, that were installed in the 1920s and ‘30s are still in service. The reliance on steam-heated buildings in that era was a “direct result of theories of infection control” to help fight the global pandemic of 1918 and 1919, according to a Bloomberg article in 2020. Masks, shots and forced isolation fought against the most recent pandemic, but a century earlier the solution was far simpler – open the windows.
The theory followed the correct premise that fresh air would help fight off airborne diseases. In New York City, for instance, the Board of Health ordered windows to remain open to provide ventilation – even in winter. Steam heating and radiators thus packed plenty of punch. They provided heat for building residents on the coldest days and with windows open. Efficiency, obviously, was not top of mind when the boilers were installed.
In San Francisco, Excalibur Water Heaters solved a heating issue for an 8-bedroom apartment house that relied on a steam boiler that been in place since the building opened in the 1930s. The steam boiler provided hot water and radiant heat. “Because of the age of the boiler, the hot water was never reliable,’’ said Anthony Achermann, one of the owners of Excalibur.
An 8-unit apartment house in San Francisco solved a problem with hot water delivery by installing two American Standard Water Heaters to replace an aging and faltering boiler.
Excalibur designed a solution that solved the problem in just one workday. The company installed two American Standard Water Heaters to provide hot water to the building. Due to space limitations, Achermann’s team used two 50-gallon tanks instead of one 100-gallon tank. Even more interesting, the ancient boiler remained in place and will remain the heating source for the apartment house.
A Hot Mess
The simple solution would have been to repair the ancient boiler – again – or install a new one. Achermann knew neither would be terrific options.
Replacing the steam boiler would have required a lengthy wait due to supply chain issues. The boiler had been repaired and serviced frequently, but few products that are nearly 100 years old work like they did when they came out of the box. In addition, many repair technicians avoid a challenging boiler replacement project.
“Most plumbers in this industry when they see a boiler, they run,’’ Achermann said. “Boiler service people are few and far between these days. Retrofitting any building with a boiler is hard.”
The boiler – “about the size of MINI Cooper,” Achermann said — operated on a timer, so hot water availability differed throughout the day. “Sometimes hot water was readily available,’’ Achermann said. “Other times it was lukewarm or no hot water.”
Steam boilers undergo significant stress and age over time. Poor water chemistry, corrosion, extreme temperature shifts and even the environment where the boiler is installed can contribute to the degradation of a unit.
Caustic embrittlement due to corrosion is a serious form of boiler metal failure. Even worse, chemical attack of the metal is usually undetectable. Failure occurs suddenly, often with catastrophic results. While aging, the apartment house boiler still has enough juice to provide heat. Perhaps it will need to be replaced at some point, but for now it serves the building. Certainly, the building owner can hardly quibble after receiving a lengthy amount of service from the heating beast.
The project was part of a remodeling of the apartment house. “The steam boiler was as old as the building,’’ Achermann said. “If they wanted to replace the boiler, they would have had to wait weeks, if not months. It was a common problem, but I’m seeing it less and less. When I come into a situation like this, I try to identify an out-of-the-box solution that can solve the problem.”
Due to the tight footprint of the mechanical room, Excalibur Water Heaters installed two 50-gallon tanks instead of one 100-gallon tank.
Splitting Service
Achermann solved the issue by decoupling the boiler from providing hot water. The in-place boiler still runs the heating system for the apartment house, but his team installed two American Standard Water Heaters for the building’s hot water service.
Because of space issues, Excalibur installed two 50-gallon tanks. “We didn’t have the space or the height clearance to install a 100-gallon tank,’’ Achermann said. “It was a pretty tight fit.”
The durability of the American Standard Water Heater brand was important to their inclusion in the project. “Over the years, water heaters have been getting lighter, they are making the walls on many brands thinner,’’ Achermann said. “Over time, water will try to corrode the tank. Anode rods are supposed to prevent that, but eventually they’ll leak and fall apart. The water doesn’t have anywhere to go, and it leads to leaks. By having a heavier tank, it’s buying more time.”
One of the most dangerous tasks for the project involved separating the boiler and installing the water heaters. With the gas and water lines coming into the building, the team took extreme care to complete a smooth transition.
“It’s important to understand the severity of what could happen if something goes awry,’’ Achermann said. “If something goes wrong, it could create a pressurized vessel that can cause an explosion. We had to make sure the steam radiators work appropriately, and that the boiler only has to make the steam.”
Additional Benefits
The warranty and burner assembly on the American Standard Water Heaters also factored into the selection for the project, Achermann said.
“With many manufacturers, the water heaters just make it past the warranty,’’ Achermann said. “The American Standard Water Heaters last well past their warranty date. They are also the only manufacturer in the San Francisco area that uses a mechanical gas control valve.”
The gas control valve is a traditional assembly that has served the industry well for decades. Many newer models have electronic assemblies that break down far earlier. “The electronic ones are harder to repair, while the mechanical heaters are much more robust overall,’’ he said. “I was getting tired of explaining why a unit we installed two years ago was failing.”
Workers completed the 10-hour project safely, and tenants celebrated that consistent hot water would flow to their apartments without interruption. “They’re excited because they now have consistent hot water,’’ Achermann added. “Sometimes it would take 3-4 minutes. We installed a recirculation pump and now the water gets hot within seconds.”
Overall, the project married Excalibur’s ingenuity, durable products and working with mechanicals already in place. Sometimes plumbers don’t have to re-invent the wheel. Making a few subtle tweaks saves time, money and energy, even if the units were around during the Hoover administration.
“It was a project that required some creativity as to how we could solve the problem,’’ Achermann said. “We came up with a good concept and the owner and the tenants are happy.”
Thomas Renner writes on trade industry topics for publications throughout the United States.
The importance of inventorying the right tools + supplies Last year, Keefer Rader, owner of Albuquerque-based Outlaw Mechanical, a shop that specializes in light commercial work, including kitchens, had one of those experiences that confirmed the value of an investment he’d made just weeks earlier. Well, he didn’t buy cryptocurrency or Spotify stock at just Read more
The importance of inventorying the right tools + supplies
Last year, Keefer Rader, owner of Albuquerque-based Outlaw Mechanical, a shop that specializes in light commercial work, including kitchens, had one of those experiences that confirmed the value of an investment he’d made just weeks earlier.
Well, he didn’t buy cryptocurrency or Spotify stock at just the right time if that’s where your imagination was going with it.
The event that triggered confirmation of a diagnostic tool’s purchase was a visit to a popular wedding venue in Colorado, a full day’s drive (or night, in this caser) from his shop.
Keefer Rader, owner of Outlaw Mechanical.
350 miles from home base
Several years before he founded Outlaw Mechanical at the age of 21, Rader worked in remote Colorado, maintaining the property and mechanical systems on a private ranch – a destination that’s won recognition as a luxurious wedding/events venue. Though his firm – now 15 years old – has won recognition as the “Number Two-rated” mechanical firm in Albuquerque, he’s maintained ties in Colorado.
“My family and I love the area, and there are still folks in Colorado who insist that I serve as their mechanical systems pro – even at a distance of 350 miles,” he said. So it wasn’t a complete surprise to hear from a man who manages a mountaintop wedding venue outside of Durango, CO – just several days before a large gathering was to lease the facility for a ceremony.
Apparently, a large kitchen broiler – “absolutely needed by the caterer,” he said – wasn’t performing well. The new manager was instructed to get Rader out to fix it.
The Watts/Dormont Flo0Pro-MD is protected by its own hard case, and is easily portable.
“I tried to help him diagnose and trouble-shoot the problem, but I quickly learned that they’d already attempted to solve the problem [to no avail],” said Rader. “So, with less than a week before the large group arrived for the wedding – and with plenty of work to do in Albuquerque – Rader swept his schedule to allow time for a Friday night drive to Durango, hoping to have the problem solved for a drive home the next day.
“The challenge with remote site work is the need to pre-think everything,” he added. “Would I have the right materials and supplies and spare parts with me, and anything else I might need to complete the job in one trip?”
By Friday afternoon, Rader visited a local supplier, buying some spare parts for the large, commercial kitchen broiler. He ran between the truck and his shop’s well-stocked shelves a dozen times before his departure and was soon on his way, driving most of the distance that evening.
Keefer Rader, owner of Outlaw Mechanical, retrieves the FloPro-MD from his truck.
The next day, Keefer drove the last 20 miles to the wedding venue. “Just after sunrise, the site was open just as the manager promised,” said Keefer. He quickly found the griddle and set to work.
“I found that the broiler worked, but not well enough. It needed more [LP] gas for more heat,” he explained. Rader was unable to use a conventional manometer as the broiler didn’t have the test ports that he typically used for diagnosing hydronic boiler problems.
He went to the truck for the FloPro-MD diagnostic tool. “It’s now one of my go-to tools for gas appliance work,” he said. “The FloPro showed that the pre-regulator gas flow and pressure were good, but on the regulator’s other [outgoing/supply] side, I began to see my problem.”
The Watts/Dormont FloPro-MD is a portable 3-in-1 gas flow meter, digital manometer, and calculator that helps service technicians and installers perform equipment start-ups, commissioning, and quickly diagnose gas flow or gas pressure issues with gas-burning appliances.
Among the supplies Rader learned long ago to keep in his truck: several gas regulators. “The FloPro made it perfectly clear that the broiler’s regulator had failed. Once connected, the new regulator provided greater gas pressure to the broiler which worked as intended, with plenty of heat for the caterer set to arrive that afternoon.”
Rader explained that, as the tool is connected to the gas line, and is out of the way, he especially likes the [FloPro-MD’s] ability to diagnose problems while the appliance is operating. “Managers at most commercial kitchens refuse to allow trouble-shooting or maintenance work during hours of operation because of the need to shut the appliance down – or, even worse – to cut gas service at a manifold to several gas appliances. Not with this tool – it’s designed to work while the appliance is in use.”
The FloPro-MD performs its diagnostic tasks, and provides useful data, while in-line (as gas courses through it). Here’s the device, in place, while flames heat the griddle following Keefer’s successful fix.
“The FloPro does the work of a variety of other tools,” added Rader. “It offers the function and intelligence of a manometer, and a gas flow meter, too. It offers precise diagnostics, with plain English on the screen. My hat’s off to the [tool’s] designer. The FloPro now has a permanent place in my truck.”
A part of Emerson’s professional tools portfolio, RIDGID will select five winners for this year’s trip RIDGID®, a part of Emerson’s professional tools portfolio, is once again giving trade professionals a contest to win the trip of a lifetime. The company announced today they have begun accepting entries for the RIDGID Experience contest, being held Read more
A part of Emerson’s professional tools portfolio, RIDGID will select five winners for this year’s trip
RIDGID®, a part of Emerson’s professional tools portfolio, is once again giving trade professionals a contest to win the trip of a lifetime. The company announced today they have begun accepting entries for the RIDGID Experience contest, being held Aug. 3-5 at RIDGID world headquarters. Five grand prize winners will be selected to receive the event’s signature VIP treatment at the annual, all-expenses-paid trip that continues to grow in popularity.
Entries will be accepted through April 29, 2022. Contest winners will be selected based on their response to questions, trade involvement, enthusiasm for RIDGID tools displayed in submitted picture or video, and originality and uniqueness of entry. To enter, and for additional rules and details, visit the RIDGID Facebook page.
“It is so important to us as a brand to recognize the hard work, commitment and dedication that trade professionals put into their jobs every day. The RIDGID Experience contest gives us the opportunity to reward a select group of individuals with a truly unique event, and it puts a spotlight on the work they do,” said Becky Brotherton, director of engagement marketing, RIDGID for Emerson. “This year marks the fifth RIDGID Experience contest and the excitement it generates is a direct result of the people who join us: their enthusiasm for what they do is evident. Our goal always is to highlight the importance of the skilled trades, and every year we’re thrilled to see that pride within our winners.”
Past contest winner, Bobby Scirica, a plumbing service technician from Arizona described the trip this way, “I’ve been using these tools for years and being here and seeing the machines and people who make the tools, it’s emotional.” And another past winner, Rob Broccolo, owner of Professional Drain Services of Southern New England, said, “RIDGID is a big name in the industry and it felt incredible to be selected for a once in a lifetime opportunity. By far the highlight of my career and time in the trades.”
RIDGID Experience contest winners will receive:
- An all-expenses-paid trip to RIDGID world headquarters
- A VIP RIDGID headquarters tour
- A custom RIDGID pipe wrench
- Hero photoshoot, celebrating winners’ dedication to the skilled trades
- Suite seats to see the Cleveland Guardians
- A trip to Topgolf, a sports entertainment complex that features an inclusive, high-tech golf game
- And more
Winners will also have the opportunity to shape the future of professional tool development by providing their expert insights with RIDGID leadership including the engineering, marketing, research and product developments. How to enter and full 2022 RIDGID Experience official contest rules can be found here.
Emerson’s professional tools business, which includes RIDGID as well as the Greenlee® and Klauke® brands, provides the industry’s broadest portfolio of advanced, reliable tools and technologies for the mechanical, electrical and plumbing trades globally. Visit emerson.com/professionaltools for more information.
“Guests with clogged drains deserve prompt service – day and night,” James “Rob” Hoelscher, property manager of Colorado Bear Creek Cabins, declares. Rob is co-owner of the business with his wife Susan. And the Hoelschers never skimp on service standards or speed. Staff react professionally and immediately to every problem. “Our maintenance tools must likewise Read more
“Guests with clogged drains deserve prompt service – day and night,” James “Rob” Hoelscher, property manager of Colorado Bear Creek Cabins, declares.
Rob is co-owner of the business with his wife Susan. And the Hoelschers never skimp on service standards or speed. Staff react professionally and immediately to every problem.
“Our maintenance tools must likewise perform on demand,” Rob continues. “That’s why General’s hand-held Power-Vee anchors our drain cleaning tasks.”
Rapid Response Vital
Located 35 miles west of Denver in scenic Evergreen, Colorado, Colorado Bear Creek Cabins offers a range of “comfortably rustic” lodgings to skiers, nature-lovers, and travelers who simply want to “get away” since 1947.
The business is a family affair. Rob, Susan, and sons Oliver and Samuel live close-by, and work on-site – ensuring peak customer response.
“We never resolve problems over the phone,” Rob insists. “We’re not absentee owners!”
Critical To Everyday Maintenance
“Most of our drain cleaning work is done indoors – under sinks and inside cabinets,” he adds. “And the compact, maneuverable Power-Vee proves perfect for that.”
Ideal for small-line stoppages, the rugged, reliable Power-Vee small-line drain cleaner from General Pipe Cleaners easily unclogs sink, tub, toilet, and laundry lines 1-1/4” to 3” in diameter – and up to 50 ft. long.
Its automatic feed makes clearing small drain lines faster and easier than using manual methods. And General’s simplified feeding system acts like “an extra hand” in tight and awkward work spots.
Oliver Hoelscher using Power-Vee® and Uni-Stand™ in a “typical setting of drain clearing” at Colorado Bear Creek Cabins. “Before getting Uni-Stand, it was a two-person job,” his dad Rob Hoelscher notes. “I’d start, exhaust my strength, then Oliver would take a turn.” Sometimes, Rob adds, “several iterations of this procedure were necessary to clear the line. Uni-Stand has transformed this operation to a one-person effort!”
Simplicity Speeds Service
It’s easy-to-use, too.
The Power-Vee holds 50 ft. of 1/4” or 5/16”, or 35 ft. of 3/8” Flexicore® cables. And General’s Quick Change Cable Cartridge system make swapping and switching different cables and diameters quick and simple.
Changing takes less than a minute – and turns potentially messy jobs into quick, clean ones.
Flexicore Advantage
To switch to a different diameter Flexicore cable, just loosen three screws, pull off the front of the drum, and load another cartridge.
Flexicore cables are the industry-leader. They’re manufactured of heavy gauge wire coiled tightly around 49-strand aircraft-type wire rope for unequalled strength and optimal flexibility. Flexicore is so tough it carries a one-year warranty against defect or breakage.
“Flexicore is impressive!” Rob beams. “It exudes exceptional engineering and manufacturing!”
Forget “Popeye Forearms”!
When working in tight spaces, even hand-held, powered drain cleaners can strain muscles.
That’s why the maintenance crew of Colorado Bear Creek Cabins teamed the Power-Vee with the new Uni-Stand™ from General.
“No one in this family wants ‘Popeye forearms’,” Rob chuckles. “It’s a game-changer for how we use our Power-Vee!”
Just slide the Uni-Stand clamp around the motor housing – and lock it into place for safe, solid support. Then change the Uni-Stand adjustable leg length to the desired height – and begin drain cleaning.
Rob calls it the “perfect accessory” for his Power-Vee.
“Uni-Stand is simple, sturdy, perfectly sized, and exceptionally well designed and built,” he maintains. “The strap and adjustment system are amazing, and its ingenious single-leg support provides maximum maneuverability.”
Environmentally Responsible Tool Maintenance
“Our cabins are on a septic system,” Rob resumes, “And since everything eventually flows to Bear Creek, an outdoor water body, we strive to ensure the optimal operation of our septic system, and minimize our impact on this precious water body.”
That’s why Colorado Bear Creek Cabins treats drain cleaning tools with Snake-Oil Plus™ from General.
Snake-Oil Plus features the same rust-inhibiting properties and pleasant lemon scent of original Snake-Oil Classic™. Its non-toxic, eco-friendly, biodegradable formula also creates virtually non-stick surfaces – keeping mud and debris from sticking to cables, drums, and machines, significantly extending drain cleaning equipment life.
“It’s part of our business ethos – and our business identity,” Rob asserts. “Colorado Bear Creek Cabins is literally located on a creek!”
Better than common lubricants, Snake-Oil Plus also features a special rust inhibitor that cuts through moisture, replacing it with a rust-resistant coating. Machine bearings, feeds, and moving parts last longer. And its deodorizer keeps drain cleaning tools smelling fresh and clean.
The Bottom Line
Other “intangibles” also matter to Rob Hoelscher.
“General’s ‘American-made’ products also makes a big difference,” he concludes. “Like us, they’re also a family business. Customer service is superior. And you can see high quality standards in everything they do!”
Just like Colorado Bear Creek Cabins!
To learn more about the Power-Vee and Uni-Stand, visit www.drainbrain.com/pv, or contact the Drain Brains at 800-245-6200.
Oatey’s sponsorship enabled significant HVAC and plumbing repairs for Air Force veteran with disabilities Oatey Co., a leading plumbing manufacturer since 1916, recently partnered with nonprofit organization Miracle Mechanical to make one deserving veteran’s hope a reality through significant HVAC and plumbing repairs. Miracle Mechanical was founded by contractor Brent Ridley with the mission of uplifting families Read more
Oatey’s sponsorship enabled significant HVAC and plumbing repairs for Air Force veteran with disabilities
Oatey Co., a leading plumbing manufacturer since 1916, recently partnered with nonprofit organization Miracle Mechanical to make one deserving veteran’s hope a reality through significant HVAC and plumbing repairs.
Miracle Mechanical was founded by contractor Brent Ridley with the mission of uplifting families and communities through plumbing and HVAC repairs at no cost to recipients.
“The whole premise of Miracle Mechanical is to help veterans with disabilities, elderly people and those in need,” says Ridley. “Generous sponsors like Oatey give us the means to transform people’s everyday quality of life.”
Brent Ridley founder of Miracle Mechanical. He founded Miracle Mechanical with the mission of uplifting families and communities through plumbing and HVAC repairs at no cost to recipients.
The recent Oatey-sponsored Miracle Mechanical project provided much-needed help to Cindy Koehler, a U.S. Air Force veteran who has battled multiple sclerosis (MS) and debilitating physical challenges for the past three decades. Koehler lacked clean drinking water for several years due to her home’s failing water filtration system. Rust, germs and other dangerous contaminants polluted the household water supply, making it completely unsafe to consume.
Through Oatey’s sponsorship, Ridley’s team was able to purchase and install brand new appliances, including an electric water heater, two ADA-compliant toilets and a state-the-art water filtration system – ensuring Cindy and her family have access to the best quality water.
The recent Oatey-sponsored Miracle Mechanical project provided much-needed help to Cindy Koehler, a U.S. Air Force veteran who has battled multiple sclerosis (MS) and debilitating physical challenges for the past three decades.
“Something as simple as clean running water, being able to flush a toilet and wash dishes brought tears in my eyes and joy to my heart,” says Koehler. “Never in my wildest dreams did I think this would happen.”
“Improving lives is a core tenet of our mission here at Oatey,” explains Katherine Lehtinen, Oatey’s Senior Vice President, Brand & Digital Marketing. “When we heard about Cindy’s story, we were thrilled to have the opportunity to help. We’re honored to be a part of such an impactful project and make such a big difference for the U.S. Air Force veteran.”