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Standing in the entryway to the office, I noticed a poster on the door which read, “Write drunk, edit sober.” A quote attributed to Ernest Hemingway, I knew like hell he wanted to, but I don’t think he would ever sacrifice the things he did the best. You see, Bob Mader was the consummate professional Read more

Standing in the entryway to the office, I noticed a poster on the door which read, “Write drunk, edit sober.” A quote attributed to Ernest Hemingway, I knew like hell he wanted to, but I don’t think he would ever sacrifice the things he did the best. You see, Bob Mader was the consummate professional who communicated volumes from the weight of his words. And perhaps that’s why he had that poster on the door. Hemingway was famous for short prose and bereft of too many details, a mirror for Mader’s verbal prowess. He was a man a few words, anyone would tell you that. But once you got in, you could feel his warm heart, his hearty laugh, his dry sense of humor and the grace in which he interacted with people. And putting pen to paper, he was the best at his craft. The hard work, the writing, the preparedness and research, and the long hours to be “fair and balanced” to everyone, no matter the circumstances.

As I entered his office, I scanned the room and noticed all of the trinkets, the swag from industry events, the trade show name tags strategically located throughout—five decades of experiences in the plumbing and HVAC industry. Stuff that most of us take for granted or throw away as soon we leave. Not Mader. He loved every part of being a trade journalist. He lived it.

While Bob was working late that Friday afternoon to finish a story, I sat down and started picking up those experiences. The demo fitting from a trip to Wichita, the beer stein from the trips to Germany, the cowboy hat from a trip to Nashville, the bobblehead from the trip to Fenway and the basket of thumb drives from the annual trade shows. The room was full of experiences, and great memories.

Bob sometimes brought his wife, Kevyn, to these events, and I was fortunate to meet her and share a laugh with the both of them. While on a trip to D.C., she affectionately referred to him as her “warm biscuit.” Warm, affectionate and caring in every way, I completely understood.

Bob Mader passed away this past Monday, February 22, and it has left a hole in my heart. When Kevyn informed me through a message on Facebook, I couldn’t believe it. I mean, I had just talked with him last week. How could this be possible? I assumed that her account had been hacked. I immediately called his cell and it rang until I heard that familiar voice—that he’d get back to me as soon as he could. But this time, he wouldn’t.

Bob was a gentle giant. Gentle in how treated people with grace, dignity and fairness. Giant not in size but in journalistic stature through the weight of his pen. For nearly five decades, Bob was the consummate professional as he championed for the PHVAC industry, and he went about his business the right way. He was my mentor and my good friend, and I will miss him dearly. I love you, Bob Mader. I hope you know that.

I’m sure you all have your stories with Bob, and let’s rejoice them. Let’s raise a glass and cheer our good friend. And oh, please don’t let Mader know, I don’t think Hemingway ever said that. 🙂

It’s that time of year again where media, prognosticators and media prognosticators try to look into the immediate future to predict, and make sense of, the short-term economy. And, yes, even in this uncertain climate. Mechanical Hub will be featuring a series of exclusive Q & A sessions with industry leaders and players to get Read more

It’s that time of year again where media, prognosticators and media prognosticators try to look into the immediate future to predict, and make sense of, the short-term economy. And, yes, even in this uncertain climate. Mechanical Hub will be featuring a series of exclusive Q & A sessions with industry leaders and players to get their views on the future, and living in a COVID world. The first in our series, we feature Mark Chaffee, VP Governmental Affairs and Commercial & Industrial Product Management, Taco Comfort Solutions.

MH: When it comes to 2021 industry forecasts, the most resonant word I hear is optimistic. But that word can become hollow if it doesn’t have any substance backing it up. Now I’ve read reports that residential service repair and remodel may remain constant with a slight increase in early 2021. On the other hand, according to AIA info, for example, there is a predicted 5.7% decrease in construction spending—hotels, office buildings, recreation—for 2021, with pent-up demand leading to anticipated growth in 2022. What does the short-term economy look like as it relates to Taco?

CHAFFEE: There’s one certainty:  it’ll be a bumpy road, but there’s no surprise in that. We’re sure to see regional variances in economic challenge, and recovery. Business climates shifted in response to COVID-19. The tremors are still being felt, so the trend is: more shifting and variation. Though, gradually, our economy has made every attempt to adjust to the turmoil. So yes, there’s optimism in that.

We’re optimistic because we’ve built a resilient, responsive organization. As a family-owned company with more than 100 years of experience to draw on – through plenty of economic turmoil, and even world wars—Taco Comfort Solutions has found strength even in the worst of times. We’re nimble, flexible and entrepreneurial, characteristics that continue to position us well for the long-term. We invest in people and opportunity.

Taco Comfort Solutions, industry forecast, Mark Chaffee, plumbing, heating, HVAC, water recirculation, pumps, ECM motors, pumping

This year we also had to invest substantially to protect the health and safety of the Taco family, including employees, partners and customers. We quickly adapted our business model and the way we manufacture products so we could remain open and able to supply products.

I can’t understate the importance of these things: Taco’s health and longevity; its future, our future and the future of America’s economy depends of strengths like these and resilience that stems from smart, diligent, deliberate action – each and every day, one step at a time. We spin and pivot.

Just one example of how we’ve responded to the pandemic’s trauma and stress:  our training programs have strengthened. Of course, we used to conduct more live, hands-on training at Taco and at Rep and Distributor locations, though now our online training has intensified with unexpected results. Our trainers – John Barba, Dave Holdorf, Rick Mayo, and Rich Medairos and Brett Zerba on the commercial side—have developed an incredibly strong outreach among customers. Customers are engaged and responsive, so it seems that even in the midst of challenge, we’ve managed to strengthen ties with installing contractors, system designers, engineers and specifiers. Of course, we’re eager to get back to a full slate of personal, boots-on-the-ground, hands-on and factory-based training with customers.

Undoubtedly, there are some areas in the market that have been severely impacted—hospitality is perhaps the biggest example of this. The international crisis of COVID-19 has been a huge disruption to hotel construction and renovation work. Architects and designers, general contractors and mechanical systems installers—especially those who tailored their work specifically to hospitality work—are forced to wait, with lots of business on hold. Another part of the market that’s similarly depressed is commercial office construction and remodeling.

Taco Comfort Solutions, industry forecast, Mark Chaffee, plumbing, heating, HVAC, water recirculation, pumps, ECM motors, pumping

Professionals in these fields are unpleasantly faced with the need to examine the financial and technical hurdles of how to keep existing buildings in operation. Following this, there are then considerations about whether or not to downsize operations, or at least—“How can we better use the space we have, safely?”

Out of these concerns, two key issues emerge: efficiency, and ventilation.

If buildings are to remain in operation, then it’s with a greatly heightened awareness of the financial importance of improving energy efficiency in concert with maintaining the health and well-being of anyone who steps inside the building. Luckily our industry has the answers, solutions to these rather complex challenges.  So in that respect, there’s a silver lining to the crisis we now face

MH: What are some indicators you look at to determine trends, movements, etc.?

CHAFFEE: We track a number of standard data sets like the consumer confidence level, stock market, and the strength of housing starts, construction and remodeling.  We also watch the way people spend the money they have.

One promising change we’ve seen in response to COVID-19 has been that people are far better acquainted with their own comfort, or lack of it, at home.  So, there’s a greater awareness of how to live with comfort systems, what’s involved, and how they can be improved if there are concerns. After all, families are brought together in ways that no one could have expected prior to the pandemic.

So now in the midst of winter conditions, people are responding to their own comfort or discomfort. Understandably, one of those reactions may be a desire to improve the comfort of a home. As we know, hydronic heat stands tall in that category. And, with their inherent flexibility, hydronic systems can be improved with relative ease. Not only the delivery of comfortable heat, but also the energy efficiency of system. Many Americans have chosen to invest in improvements and renovations as opposed to a vacation they can’t take. We’re seeing evidence of this every day.

Taco Comfort Solutions, industry forecast, Mark Chaffee, plumbing, heating, HVAC, water recirculation, pumps, ECM motors, pumping

For the commercial market, we use different services to track projects through the engineering, design, specification and release of jobs. Of course, hotel and office space starts are down, though other commercial categories are still moving, though gradually and with huge variation based on geography.  Interest rates remain low, money’s cheap and the underlying economy continues to chug along.

As for trends, we see the continuing expansion of strategic electrification.  These initiatives are supported by more local utilities, state regulators, and fits with the new administration’s environmental stance as indicated by President Biden’s early executive actions.

For our industry, that means more heat pumps. We’ve already seen the seismic market shift to mini-splits and commercial VRF systems; but these systems use distributed refrigerant, where refrigerant lines are run throughout the building to terminal units. Adding pounds of additional refrigerant into a system where the global warming potential (GWP) of 410A is 2,088 will not be sustainable under the new climate goals Already in Europe we are seeing the move to “low GWP” refrigerants where the goal is to get under a GWP of 700. But the options for A3 and A2L refrigerants come with the risk of being flammable, along with not being retrofittable into existing 410A systems.

This is where we see the continued growth of geothermal heat pumps, especially in community based projects, along with hydronic-based air-to-water heat pumps having a major impact in future-proofing a house or building’s HVAC system while delivering heating, cooling and domestic hot water production.  The best part is that the GWP of water is 0! Sure, you still need the refrigerant for the heat pump, but it’s kept at a bare minimum, is factory sealed and outside.

MH: I read somewhere that at the rate the U.S. is distributing the vaccine, we should be back to “normal” by 2024. Perhaps that’s a bit overly dramatic, but how does (has) Taco positioned itself from the “fallout” of COVID-19?

CHAFFEE: We’re cautious, but as I’ve said, we’re also optimistic.  Taco continues to invest in its future.

Very important to Johnny White and Cheryl Merchant have been investments in the company and its ability to meet market demand, with products and technology that exceed expectation.

Investment in our training capability and outreach among customers is a very important part of that. Of course, Taco also invests in its people.  As we’ve said on many occasion, Taco’s employees are Johnny’s family. He and Cheryl, and Johnny’s sons Ben and John—each, now with key management roles—see Taco’s stability as the continuation of a long dream, a tradition that’s grown and improved through the years only because of a genuine sense of belonging that Taco’s employees have with each other, and at all levels of company management. Our future is in their hands, so it’s easy to understand this very real emphasis.

MH: Is the only certainty heading into early 2021 uncertainty? How do you forecast and budget for such uncertainty? Or is it fairly certain at this point during the pandemic? (Certainly, a lot of certainty here, lol)

CHAFFEE: Again, we’re cautiously optimistic.  And yes, some measure of uncertainty is guaranteed. We continually review and evaluate business conditions.  People’s habits are changing in response to the pandemic; some of them may be altered forever.  So, these become trends.

Because the HVAC industry was designated as an essential critical infrastructure workforce during the early stages of the pandemic, Taco Comfort Solutions and its suppliers were able to continue operations. Our strong, long-term relationships with suppliers, as well as our logistic partners, helped minimize supply disruptions.

Taco Comfort Solutions, industry forecast, Mark Chaffee, plumbing, heating, HVAC, water recirculation, pumps, ECM motors, pumping

Our investment in inventory, combined with a comprehensive plan to ensure the health and safety of our workforce, has enabled us to continue to provide our customers with vital heating, cooling, and hot water products.  We anticipate the capacity in the logistics industry will remain tight through the first half of 2021 due to labor shortages caused by COVID-19 cases as well as the prioritization of vaccine distribution.

MH: Without getting overly political, does a change at the presidential level (and congress) change the outlook for your company, if at all? (Infrastructure, regulations, green energy initiatives, etc.)

CHAFFEE: Under the Biden presidency, underscored by the renewed involvement in the Paris Accord, it seems certain that there will be an emphasis on the environment, where the improvements to existing buildings through energy efficiency is key. But there’s also an appetite on both sides of the political isle for increased infrastructure spending. This isn’t just roads and bridges but will also focus on our aging water infrastructure including significantly increased investment in state revolving funds.  And, as part of that, there will be added attention to energy and operational efficiency.

We’re sure to see more incentives for energy conservation in the form of Federal rebates for the purchase and installation of energy-conserving and IAQ technologies. This will also incentivize manufacturers to develop more energy-efficient technologies.

Attention to commercial and industrial building improvements will lead to increased recognition of the importance of pumping systems and improved hydronic systems and their role in improving the energy efficiency of buildings, coast to coast.

Taco’s ahead of the curve here. We were deeply involved in DOE’s effort to bring about the  labeling of commercial pumps … and now, we believe, the emphasis will again return to accomplishing the same for residential circulators. This will again focus attention on the need to replace remaining non-ECM pumps and circulators, with far more efficient ECM-powered equipment.

Many years ago, Taco also recognized the need to invest in and develop ECM technology. Those early efforts led to our role today as the nation’s leading sources of ECM technology. Taco now offers ECM circulators and pumps, from the smallest residential circulator, to pumps that serve the commercial and industrial markets.

That’s not to say there isn’t room for improvement; there is. We plan to expand our ECM product lines substantially. There’s great strategic value in this as we maintain our leadership role in helping to continue the market’s transformation toward better, more efficient pumping.

Mark Chaffee, is Vice President of Governmental Affairs and Commercial & Industrial Product Management, Taco Comfort Solutions.

Recently, Mechanical Hub spoke with Dustin Bowerman, Director – Corporate Training and Product Support, Bradford White, regarding information surrounding gas vs. electric water heaters. The following is an exclusive Q&A. Which type of water heater is more environmentally friendly? Why? Bowerman: Although gas heaters have an exhaust element that most will immediately say is less Read more

Recently, Mechanical Hub spoke with Dustin Bowerman, Director – Corporate Training and Product Support, Bradford White, regarding information surrounding gas vs. electric water heaters. The following is an exclusive Q&A.

Which type of water heater is more environmentally friendly? Why?
Bowerman: Although gas heaters have an exhaust element that most will immediately say is less environmentally friendly, you have to consider the carbon footprint of how the electricity is generated, too. Unless coming from a renewable source, there is an inherent environmental effect with both of these fuel sources.

What is the difference in cost between the two types?
Bowerman: It’s mostly about supply and demand, although there is a regulatory element. As a rule, residential electric water heaters have fewer components, therefore are less costly to manufacture; however, in some locations, regulations or codes are driving towards the use of heat pump water heaters (HPWHs).

gas vs. electric water heaters, gas water heaters, electric water heaters, tank water heaters, water heating, plumbing, HVAC

Is there a noticeable difference in return on investment for each type?
Bowerman: Both categories offer high efficiency options, as well as specialty products such as tankless or heat pump water heaters, that can reduce utility spend while delivering the same amount or more hot water than previous models.  Though, these higher efficiency options typically come with higher maintenance costs.

Normally, a homeowner will request a replacement of what was already there. How difficult is it to change to a specific water heater source (gas or electric) if the home is equipped with only on type of energy source? (If home has only electric source for WH, what goes into gas conversion and vice versa)
Bowerman: Upgrading utilities can be fairly involved and will certainly require a professional’s experience. If converting from gas to electric, not only will a plumber be needed, but the job will require an electrician, to upgrade the electrical panel and run an outlet for an electric water heater. Converting from electric to gas may require adding gas piping to the home or updating the system to handle the additional demand. An all-electric home likely doesn’t have a chimney system, making gas water heater options more limited. Direct vent, power vent or power direct gas model would need to be utilized. Natural gas availability is also sometimes limited, so propane options may have to be considered if a home or business owner wants to stop using an electric product.

Overall, which is easier to install?
Bowerman: Water connections are the same on both gas and electric. Gas water heaters will have both a gas connection and an exhaust connection that must be done to complete the installation. An electric water heater has line voltage connections with, as a rule, three connections total.  Both should be safely installed to comply with all local code requirements by a professional.

Does brand matter more than water heater type?
Bowerman: The type of application is always important, just like having the right tool for the job. Both types of water heaters have their strengths. Of course, brand does matter. Not every water heater is manufactured to the same level of quality nor does every company provide the same level of support and customer service.

There is a lot of talk about legionella and water-borne pathogens lately. Is there one type that is more beneficial in terms of this?
Bowerman: No. Energy source does not impact the quality of the cold-water supply being delivered to the water heater.

What is the ratio of homeowners across the country using one type over the other?
Bowerman: Generally, the entire water heater market is close to a 50/50 split on gas versus electric.

For electric, what happens during a power outage?
Bowerman: The electric water heater requires electricity to heat water. If power is lost, the tank will not reheat the stored water until the power is restored. The already heated water in the tank will remain usable until depleted or gradually cool down.

Does tankless (electric vs. gas) add another layer or dimension to this conversation? Explain.
Bowerman: Yes. Conversations about tankless water heaters are common; however, in many situations the electric options are not as often considered for whole home applications. Electrical requirements may be unrealistic for many homes while gas technologies have made great advancements making tankless gas viable, using natural gas or propane, in the right installations and climates.

Is the footprint between the two (gas vs. electric) noticeable in terms of space?
Bowerman: In terms of the actual products, like gallon capacities are commonly similar diameters, using comparable footprints. Overall, space variations will be more about the gas product’s “add-ons” (e.g. blower, draft hood) due to venting requirements.

In terms of longevity, which type is more reliable?
Bowerman: National averages for functional lifespan tend to be a couple years longer on electric water heaters.

Can you talk in terms of efficiency for both types?
Bowerman: Both energy sources offer high efficiency models. If looking at base models, electric water heaters employ immersion heating elements. As these are directly submersed into the water, most of the elements’ heat energy is being absorbed into the surrounding water. Gas water heaters employ a combustion chamber that traditionally is located below the water tank. Heat is transferred through the bottom of the tank in addition to the flue(s) that is surrounded by the stored water.

This isn’t the whole story. Annual operating cost is another measurement than can be used to compare models. While these costs are largely influenced by the local utility pricing, gas models usually show less annual operating costs.  Water heaters are rated based upon how much hot water they can deliver (i.e. First Hour Rating).  Depending on their First Hour Rating, models will fall into one of four draw bins.  A model must only be compared to other models in the same draw bin, as this will impact the operating cost.

Could the decision gas vs. electric come down to how much water will be needed to heat? (How many people in the home and for what functions)
Bowerman: Infrastructure, what fuel source is available, and hot water demand are the largest variables in water heater selection and contractors need to understand these prior to making suggestions and doing installations.

Are electric water heaters safer?
Bowerman: Having your water heater installed and serviced by a qualified professional is the best way to make sure that your gas or electric fueled water heater is performing properly and safely.

Finally, why is the question of gas vs. electric so polarizing?
Bowerman: It’s due to a lack of understanding. For many contractors in the plumbing trade, electricity is not a part of their daily work, making it mysterious.  For consumers, it’s similar.  They are generally more comfortable with what they use on a daily basis and has historically worked for them.

Taco Comfort Solutions® has expanded their family of easy to use, high-efficiency ECM circulators with the addition of the 0034e™ and 0034ePlus™ models.  With a maximum of 34 feet of head and 50 gpm, the new circulators offer up to 85% energy savings over a conventional circulator. These circulators are available with cast iron or Read more

Taco ECM High-Efficiency Circulators, Taco Comfort Solutions, plumbing, hydronics, heating, HVAC, ECM pumps Taco Comfort Solutions® has expanded their family of easy to use, high-efficiency ECM circulators with the addition of the 0034e™ and 0034ePlus™ models.  With a maximum of 34 feet of head and 50 gpm, the new circulators offer up to 85% energy savings over a conventional circulator.

These circulators are available with cast iron or NSF/ANSI 61 & 372 certified stainless steel volutes, so they are ideal for closed-loop heating systems as well as domestic hot water recirculation systems. Both circulators also offer a convenient, rotatable control box cover for a professional look, no matter the orientation of the installed circulator.

The 0034e features an easy-to-use dial with five operating modes, including constant pressure, fixed speed, Taco’s exclusive activeADAPT™ self-adjusting proportional pressure, and 0-10V capability. The 0034ePlus adds proportional pressure and more constant pressure settings as well as a digital display with real-time feedback, including watts, GPM, feet of head, and RPM. Both circulators are dual-voltage 115V/230V.

Both new circulators come with exclusive features that make Taco’s ECM high-efficiency circulators so easy to use, including SureStart® automatic unblocking and air purging, BIO Barrier® black iron oxide protection, dual electrical knockouts, six-inch stranded leads, recessed flange nut-grabbers and double insulation so no ground wire is needed.

For more information, visit www.TacoComfort.com

Ron George, CPD Below is a recommended flushing procedure for building owners, property managers, water utilities, health officials, code officials, service contractors, engineers, insurance companies and Interested parties to perform on buildings before re-opening buildings for occupancy after a long shut-down. With the recent coronavirus events causing many stay-at-home orders and extended vacancy of offices Read more

Ron George, CPD

Below is a recommended flushing procedure for building owners, property managers, water utilities, health officials, code officials, service contractors, engineers, insurance companies and Interested parties to perform on buildings before re-opening buildings for occupancy after a long shut-down.

With the recent coronavirus events causing many stay-at-home orders and extended vacancy of offices and workplaces, there is a looming, serious issue associated with stagnant water or aging water in the plumbing tanks, fixtures and pipes of buildings that have not been occupied for long periods of time. Bacteria will grow and flourish in the biofilm of the plumbing tanks, fixtures and pipes that have been sitting stagnant with ambient temperature or warm water where the water treatment chemicals have dissipated to levels that will not control bacterial growth. Studies have shown water treatment chemicals dissipate over time and there are several factors that affect the rate of dissipation such as pipe material, temperature, and organic contaminants in the water.

Flushing Bacteria from Stagnant Building Water Piping, legionella, coronavirus, stagnant building, water piping, plumbing

After the chlorine dissipates, bacteria can grow to high numbers. When bacteria and microorganisms are aerosolized in water from showers and other fixtures that can aerosolize the water it can be inhaled into the lungs causing Legionellosis or Legionnaires’ disease. Therefore, it is important to flush these stagnant pipes of bacteria laden water before re-occupying the buildings that have been vacant for long periods of time. I have been involved in developing Legionella standards & guidelines with ASHRAE and ASSE and I have spent over 42 years designing plumbing systems to simultaneously prevent scalding and Legionnaires disease. There are standards for flushing and disinfecting large public water mains but, there is no consensus standard for flushing and disinfecting plumbing systems within buildings.

In early 2020, government officials issued stay at home orders, with guidance from health officials, which has caused many buildings to sit abandoned with little to no water usage for weeks or months. When a building has been empty or unoccupied for an extended period, bacteria like Legionella and various other bacteria, viruses or disease-causing organisms can be found in inadequately treated water or stagnant water after the water treatment chemicals dissipate.

Before re-occupying a building that has been unoccupied for an extended period, it is recommended to flush stagnant water from the piping system before opening the building to occupants. To minimize to chances of transmission of Legionella bacteria and other microorganisms to humans, flushing water from the plumbing fixtures is the easiest, quickest and cheapest way to prepare for occupants to return to the building.

I am encouraging government officials, health officials, water utilities, code officials and other non-profits to implement these simple and inexpensive flushing procedures into national, state and local ordinances or guidelines to help protect the occupants of buildings from bacteria laden water upon return to buildings that have been sitting idle for long periods of time. These entities should use the language in this document and create a local flushing and disinfection ordinance for documentation of flushing procedures before opening and occupying buildings that have been idle for long periods of time. The government entity can decide what length of shut-down justifies flushing based on chlorine or other water treatment dissipation rates in your area. If a building has been idle for more than four weeks, a Legionella test should be conducted on first draw water before flushing to determine if a chemical disinfection procedure is needed to be performed. Chemical disinfection should be performed on the hot water system before heating the water.

Domestic Water Systems Flushing Procedure:

Building Address: ________________________________________ Flushing Date: ______________
Name of Persons Conducting the flush 0peration:_______________________________________________________________________ _______________________________________________________________________

For documenting the flushing operations, follow the tasks outlined below. Building owners or maintenance staff should be advised to perform these flushing operations in all buildings that have been closed for an extended period. This will reduce the risk of illness and death following a building that has been unoccupied for a long period. The objective is to replace all stagnant water in the potable water system with new water containing a disinfectant residual from the municipal distribution system.

Flushing Bacteria from Stagnant Building Water Piping, legionella, coronavirus, stagnant building, water piping, plumbing

Flushing personnel should wear an “N-95 respirator mask” and Personal Protective Equipment during flushing operations. When performing a flushing operation, complete the following flushing procedure in the following sequence:

1. Collect a water sample of first draw water for testing the water treatment chemical residuals in the building service pipe. Collect the sample from a monitoring point in the service pipe at or near the meter and backflow preventer or where the service pipe enters the building.
Note the Water utilities water treatment chemical type. This pre-flush test should be serve as a baseline to compare pre-flush water quality with post flush water quality.

 Locaton ______________________; Free Chlorine Residual: _____ppm; Test By: ______; Time: ______ am/pm

 Location ______________________; Legionella Test1: _________ cfu/ml; Test By: ______; Time: ______ am/pm

(Note 1. – Conduct a Legionella test if the building has been significantly unoccupied for more than 14 days.)

If the pre-flush water quality test indicates any water discoloration, odor or other unusual characteristics note them below:

Notes:_________________________________________________________________________________________________

2. Collect a water sample from first draw water of at least five (5) remote locations within the building to determine the building water chemical residuals in the building. These locations should be documented for to serve as a baseline pre-flush to post flush to compare pre-flush water quality with post flush water quality.

 Loc. #1 ______________________; Free Chlorine Residual: _____ppm; Test By: ______; Time: ______ am/pm

 Loc. #1 ______________________; Legionella Test1: _________ cfu/ml; Test By: ______; Time: ______ am/pm

 Loc. #2 ______________________; Free Chlorine Residual: _____ppm; Test By: ______; Time: ______ am/pm

 Loc. #2 ______________________; Legionella Test1: _________ cfu/ml; Test By: ______; Time: ______ am/pm

 Loc. #3 ______________________; Free Chlorine Residual: _____ppm; Test By: ______; Time: ______ am/pm

 Loc. #3 ______________________; Legionella Test1: _________ cfu/ml; Test By: ______; Time: ______ am/pm

 Loc. #4 ______________________; Free Chlorine Residual: _____ppm; Test By: ______; Time: ______ am/pm

 Loc. #4 ______________________; Legionella Test1: _________ cfu/ml; Test By: ______; Time: ______ am/pm

 Loc. #5 ______________________; Free Chlorine Residual: _____ppm; Test By: ______; Time: ______ am/pm

 Loc. #5 ______________________; Legionella Test1: _________ cfu/ml; Test By: ______; Time: ______ am/pm

If the pre-flush water quality test indicates any water discoloration, odor or other unusual characteristics note them below:
Sampling Notes: __________________________________________________________________________________________________________________________________________________________________________________________________

(Note 1. – Conduct a Legionella test if the building has been significantly unoccupied for more than 14 days.)

3. Determine the building service pipe size and length. Service pipe size: _________ , Volume gallons per Linear foot Service pipe length: _________

4. Determine the volume in the building service pipe based upon its size and length in Table 1 below and multiply the volume by 2 for the required volume to be flushed from the service piping.
 Service pipe volume from Table 1: _________ (Linear feet of service pipe x volume per foot from #3 above)
 Service pipe volume from Table 1 x 2 = _________ Note 2
Note 2 – Volume of water to be flushed through the service pipe at 3 feet per second velocity per Table 2.

5. Determine and document the quantity and location of the fixtures required to be flowed simultaneously to have a velocity of 3 feet per second in the service pipe. (See table X) and hose valves will be flowing from the required number of flushing points in order to have a flushing velocity high enough to scour bio-film and sediment from the service pipe at a flow velocity in excess of 3 feet per second as determined in table 2.

6. Perform and document a pre-flush water quality test at the water service entrance and at 5 remote fixtures to determine water quality and water treatment residual, There should be a minimum 1 part per million (ppm) free chlorine at the building service entrance and 0.5ppm of free chlorine at the most remote fixture. For buildings with other water treatment chemicals in the utility water, consult with a professional for recommended minimum water treatment chemical levels or as directed by the facilities’ water management program team) entering the building. If the test shows the water quality is good, then no service pipe flushing is needed.

7. If the pre-flush water quality test indicates any water discoloration, odor or lack of sufficient free chlorine residual, perform and document a full velocity flush of 3 feet per second for the building water service pipe as follows:
a) Determining the proper number of fixtures to flow to flush the building service pipe at a minimum velocity of 3 feet per second, based on the size of the building service pipe size, (See table 2)Flushing Bacteria from Stagnant Building Water Piping, legionella, coronavirus, stagnant building, water piping, plumbingb) The flow can be through a combination of fixtures can be flowed through a combination of hose bibbs, hydrants and fixtures near the water service entrance. and test the potable water service connection until a disinfectant residual is detected or a volume equivalent to double the water held in the service connection is cleared, whichever occurs first.

8. If a disinfection residual is not detected, after 30 minutes of flushing the building service pipe, Stop flushing and do not continue with the potable water system flushing operation. Contact the water utility for direction and ask to have them or the fire department flush the water mains through nearby fire hydrants to bring chlorinated water close to the building. If the building is in a cluster of buildings or area with many unoccupied buildings ther may be a logical place to flush a hydrant near the end of the water main.

9. When a disinfectant residual is detected on the building service pipe, open some faucets that are the farthest away from the building water service and on the end of each major branch main of the water distribution piping and let the hot and cold water run continuously until a disinfectant concentration is detected close to or equal to that of the chlorine residuals in the building service connection. A branch main is defined as a main distribution pipe (typically greater than 3⁄4” diameter) which supplies other branch pipes and fixture branch pipes.

10. Flush all remaining fixtures, tanks, and appliances connected to the potable water system (including exterior outlets). Flow water from both the hot and cold water systems. The following flushing procedure should be used based on each fixture type:

  •   Toilets and urinals shall be flushed 5 times each for 1.6 gpf fixtures.
  •   All other fixtures shall be flushed for a minimum of 3 minutes each, both hot and cold water with flows of 2 gpm.
  •   Any water storage or hot water tanks should be flushed at a rate to flow at least 2 times the volume of the tank.
  •   Hydro-pneumatic and thermal expansion tanks should have the water pressure relieved from them so that they totally discharge all water within the tank.

  Infra-red faucets shall be operated for a consecutive period of time equal to 20 cycles for every 10 feet of 3⁄4 inch branch piping.Flushing Bacteria from Stagnant Building Water Piping, legionella, coronavirus, stagnant building, water piping, plumbing11. The person performing the flushing operation should record the room number, the fixture type & ID, flow rate in gpm, start time and temperature, end time & temperature, chlorine residual near end of flushing operation, and notes or observations for each fixture like: ambient temperature of the room, when the water temperature starts to change indicating fresh water is arriving at fixture, chlorine residuals in the first draw and at completion. thereafter until a minimum chlorine residual of 0.5 ppm is achieved at each fixture. Take a water sample in the first draw and upon completion of the flushing and Note any water discoloration, odor, etc) for first draw and test the chlorine residual in the final draw at the completion of the flushing operation. If the measured chemical residual is insufficient to control bacteria growth, perform and record the flushing operation as shown on the following “Fixture Flushing Record Sheet.”

12. The water utility has a duty to deliver safe drinking water to the building service meter according to the safe drinking water act. Note: the utilities are allowed fall below the level of quality in the safe drinking water act for three, consecutive 6-month reporting periods before they must notify the public. The responsibility for building water safety is the responsibility of the building owner. The drinking water provider has no responsibility for water quality on the building side of the water meter. A water utility should strive to deliver quality water, but we know that the water utilities cannot guarantee safe drinking water because there are often water main breaks, construction, fire events and other disruptions of water main flows that cause turbid water and high bacteria events. For this reason, the building owner has a duty and responsibility to monitor the water quality coming into their building and have a water management plan in place to address water quality issues. In this day of water conservation, water flows have been reduced to levels that are less than 20 percent of flows prior to 1992. The flow in water mains have been reduced to the point where water treatment chemical residuals dissipate to levels that will not control bacteria growth in the water mains. Building owners must monitor the incoming water and adjust the water quality if needed by using supplementary water treatment systems. When a building owner is considering a supplementary treatment system, they should consult with a professional to determine if they need licensing, certification and any filters.

13. When a building is unoccupied for more than 7 days or a period of time agreed to by the building’s water management Program team, flushing should be performed immediately prior to re-occupancy. When a building is unoccupied for more than four weeks (28 days), or a period of time agreed to by the building’s water management Program team, flushing and disinfection should be done immediately prior to the building being reoccupied.

Flushing Bacteria from Stagnant Building Water Piping, legionella, coronavirus, stagnant building, water piping, plumbing

Note: Flush all sinks first, then flush showers, then flush water closets & urinals. Fixtures with flush valves can become clogged with debris and not flush properly if they are flushed first. If flush valves do not perform properly and run-on, shut off water and remove diaphragm and clean the orifice. When done flushing, remove faucet strainers and shower heads and clean or replace them.

Storage Water heaters should be maintained at a minimum temperature of 140F or higher in the tank as needed to offset heat loss and maintain a minimum hot water temperature at the lowest temperature in the system a couple of degrees above the Legionella Growth temperature of 122 F. (124 F) on the hot water return pipe connection to the water heater. The hot water return pipe just before the cold water connection to the water heater is the lowest temperature point in the hot water system. See the “Temperature Effects on Legionella Bacteria Table” Below. To prevent Sclading, all shower valve maximum temperature limit-stops should be adjusted to a maximum temperature of 115 F at showers & bathtubs to prevent scalding. (Consider a maximum temperature limit stop setting for showers and tub/showers of 110 F at hospitals, nursing homes and similar facilities where there is additional risk of scalding.)

Hot water temperatures can be higher in the storage and distribution piping and should be reduced or limited at or near the fixtures by code compliant temperature limit-stops that are properly adjusted on tub/shower valves or by temperature limiting valves that are properly set to limit temperatures at the point of use.

Every fixture in the building should be flushed in accordance with these guidelines or until the water treatment chemical residuals reach an acceptable level. Following these procedures should prevent thousands of workers from getting sick and dying from Legionnaires disease and other types of waterborne illnesses associated with stagnant water.

Flushing Bacteria from Stagnant Building Water Piping, legionella, coronavirus, stagnant building, water piping, plumbing