A water tap is simply a valve regulating the flow of water to an outlet. Taps can deliver either hot or cold separately, or mixed (often known as a flick mixer). A separate hot and/or cold tap is plumbed directly to the supply pipes and usually requires the whole system to be shut down and drained in order to complete their servicing. A mixer tap (flick mixer) should be connected to individual isolation valves beneath it to allow for servicing of the tap without disrupting the rest of the supply.

Separate taps: It is common for washers to simply wear out. When servicing an individual tap the handle and spindle must be removed to access the tap washer. They were often made of leather but now can be made of rubber and/or plastic combinations. Sometimes replacing the washer may not stop a leak. There are also o rings installed onto the thread of the spindle (the part that holds the tap handle) or a body washer that may be faulty. In some cases the seat of the tap body is worn and wont seal without being ground back to flat.

Mixer taps: The most common faults with these taps is that they leak from their bodies or stems, or they wont shut off. Once isolated, the mixer tap can be dismantled by removing the tap handle. This exposes the cartridge, which is where the hot and cold water gets mixed. A mixer cartridge is replaceable and can wear out or fail due to excess pressure. Most mixer taps are only warrantied to 500 KPA pressure. It is recommended that when changing or repairing a mixer tap the pressure is tested and checked against manufacturers warranty.

It is not essential to employ a licensed plumber to repair a tap, however it is often cheaper and simpler, as they have all the tools and knowledge needed to complete a repair.

Australian Standards require that hot water shall be stored at not less than 60 degrees C to avoid the likelihood of legionella bacteria growth.

Australian Standards also requires that new heated water installations shall deliver heated water to fixtures (like basins and showers) 1) at 45 degrees or less for personal hygiene for the aged, the sick, children or people with disabilities in health care facilities and aged care buildings, early childhood centres, primary and secondary schools and nursing homes or similar facilities for the aged, the sick, children or people with disabilities; and 2) at 50 degrees for personal hygiene purposes for all other situations (domestic houses, hotels etc).

If a maximum temperature of 45 degrees is required a thermostatic mixing valve should be used. If a maximum of 50 degrees is required then a thermostatic mixing valve, or tempering valve should be used. (in some cases an appliance can have a factory set maximum temperature of 50 degrees that also meets Australian  Standards.

There are specific tests that are required to be completed annually on both types of valves. The test on a thermostatic mixing valve is involved and is usually a compliance requirement for the facility where it is installed. The tests on a tempering valve is less rigorous. One reason to test these valves is to ensure they are working if the cold supply to the valve is stopped. When operating correctly both valves will stop all water supply through the valve (hot and cold water is mixed to reduce the temperature inside the valve) to ensure no one is scolded by hot water above the required temperature.

Recently Melbourne was hit by a severe storm. This storm delivered 18 mm of rainfall in 10 minutes in some areas. Such a deluge puts enormous strain on any building. Roof design is tested, as well as storm water drains and council infrastructure.

Plumbfast attended many emergencies relating to the event. We saw collapsed ceilings, soaked stock (flooded shops) and collapsing walls, as well as less significant leaks. Some of these issues were avoidable and some weren`t. Here is a breakdown of the issue and possible solutions:

Flooded and/or leaking ceilings. Cause: debris and rubbish in gutters restricting or covering outlets. Solution: keep gutters and roof`s clean, cut back trees, ensure adequate overflow provisions are made in the gutters and roof, check gutters are correctly sized.

Flooded floors and foundations. Cause: debris and rubbish blocking drains or drains too small, Council drains unable to cope with volume of water, Council drains blocked or partially blocked. Solution: check drains are clear of debris and are adequately sized, report when Council drains aren`t flowing freely.

Roof care and maintenance would have helped a lot of Melbourne`s buildings, although a lot of extra tree debris was actually generated during the storm as it pounded local vegetation. Regular cleaning is essential. In many cases roofs have no overflow provision (as required by Australian Standards), and overflows would have kept the water out of the buildings and on surrounding grounds. Note: Some older buildings just aren`t able to cope with the sheer volume of water dumped on them by such an extreme storm.

Flooded grounds can also be addressed in some cases. Barriers or below ground drains can be installed (eg. agi pipes or soak pits) to help hold back the water whilst the surrounding drains catch up with extreme volumes of water. Non return valves can also be installed to help limit damage caused by Council drains unable to cope. In some areas water retention systems may also help.

As our weather gets more extreme it is important to think ahead and do what you can to flood proof your building.

A sewer blockage isn`t always evident until sometime after the event. Sometimes they show as a gurgling sound in your pipes, or maybe the sink just wont drain. Other times raw sewerage may start rising from your shower grate or from the gully trap outside your building or house.

Tracking down the source of the blockage isn`t as easy at it might seem. There needs to be some detective work to identify where the obstruction in the drain most likely can be found. As most of the drains are underground, knowledge of how a below ground sewer is laid is essential. Sewer plans can be obtained from water authorities during office hours, however the sewer blockage may not occur at a convenient time to allow for this resource to be obtained.

Sometimes the blockage can be cleared by use of a plunger. There are several points in the drainage system where this is an ideal option (it is also dependant on the cause of the blockage). Chemical treatments (mostly acidic) can also be used to break down scale and break through obstructions. Many blockages require equipment like a sewer machine or pressure jet machine to clear them. This type of equipment is run up the drain and physically attacks the source of the issue.

If a blockage is recurring it is always preferable to use CCTV equipment to actually site the cause of the obstruction once the drain has been cleared. Cracks or breaks in drains and tree roots are common causes of obstructions. Once inside the line of the drain any solid or non biodegradable will catch on the root and start the process of causing a blockage. If the drain has broken and no longer lines up it will also cause problems.

Plumbfast`s plumbers attend blockages with a wealth of knowledge and previous experience, as well as all the equipment required to clear any type of blockage.

Common Issues

Tenants putting foreign objects down the sewerage system (the system includes toilets, basins, showers and kitchen sinks). Be aware that “flushable” wipes do not break down quickly and often cause blockages.

Tenants trying to unblock the systems themselves with common supermarket/hardware store products.  For example: Draino can crystallise in the drain and form another blockage if used incorrectly. If left in the pipe too long it can also cause severe corrosion.

Old steel, cast iron or terracotta pipes can corrode, crack or break, causing rough sections or catch points that affect the flow of waste, often causing a blockage.

Most systems will move waste 40 metres in graded pipe per flush. During holiday periods paper and waste can build up and dry out causing a temporary plug that will only be found when the system is in full use again.

RECOMMENDATIONS

 Advise tenants to utilise a separate coffee ground receptacle (often called, coffee knock box) which can be emptied into the rubbish bin. Coffee grounds can dry out and solidify in the drain, taking on the characteristics of concrete.

Ensure there are reminders to use sanitary bins in all female toilets.

Install air dryers in all washrooms, removing paper towel, which is a common cause of blockages.

For recurring paper blockages we suggest single ply toilet paper located on a specialty designed two or three sheet dispenser. This reduces the likelihood of tenants flushing vast amounts of toilet paper down the sewerage system.

PLUMBFAST METHODOLOGY

When a drain blocks we check its history to find out the last time this occurred. This gives us insight into the current condition of the drain and the overall sewerage system.

We also keep records of previous camera inspections of the system. Often reviewing the previous CCTV footage can assist with a speedy rectification of the issue.  If the sewerage system hasn’t had a camera inspection for 3 to 6 months, then we recommend this occur to clearly identify the problem.

Where possible we assess the cause of the blockage and advise tenants and the building representative of the issue. It may be that the tenants are responsible, entitling a back charge to the tenant. We take photos of any foreign objects found (where possible).

Plumbfast attended many sites during the recent severe storms in Melbourne. Damage was caused from not only roof leaks and blocked gutters but also water flooding car parks, factory floors and store rooms.

Councils are responsible for all storm water drains outside property lines (from the nature strip, footpath or road). When travelling around Melbourne on a wet day it is apparent that many of them are full of debris, and not allowing storm water run off to get away. Often the drains themselves can be blocked. Some of these drains date back to the early 1900`s and are in bad condition.

Most new developments (where these drains are old) are required to install retention pits, to keep the water inside the property boundary for long periods. These pits only allow water to escape at a very slow rate which reduces the strain on the Councils drains.

Plumbfast addressed a flooding issue recently at a commercial building, where the Council drains were unable to cope in severe downpours and there was no retention system. The basement was continually flooding, causing extensive damage to a lift in the building. By excavating down to the main outlet drain and installing a reflux (non return) valve the water from the Councils storm water system is now unable to flood back into the building. The works were completed prior to the last 2 storms and have been a total success.

With years of experience in commercial property drainage, Plumbfast is able to help design solutions to reduce the impact from more frequent storms in our region.

To discharge trade waste (food prep businesses and grease traps), you are required by law to have a trade waste agreement or consent with the water authority.

Each Water Authority has a Greasy Waste Program outlining requirements for food establishments to:

• ensure a licensed plumber installs appropriately sized and constructed grease traps, or similar oil and fat separation systems
• get an EPA-licensed waste collector to pump out your grease trap according to the required frequency specified in your trade waste agreement
• follow waste management guidelines to prevent illegal dumping to sewer.

When planning the kitchen layout consider the following:

*A dry basket arrestor or bucket trap may be necessary when there are floor wastes in the food preparation and handling areas.

*Cooking oil storage areas must be bunded to prevent leaks or spills to the sewer or stormwater.

*In instances where food waste disposal units and/or potato peelers are installed separate charges may apply.

*Bin wash areas require the installation of a silt trap and must be bunded to prevent stormwater entering the sewer.

*Waste from barbeque, charcoal and rotisserie cooking and cleaning processes must not drain directly to sewer.

*Oil and grease must drain or be emptied into a separate collection system.

*You must complete a City West Water plumbing application before completing any plumbing works.

How to improve the effectiveness of your grease trap performance

Scrape plates and food containers into bins.                                                                                                               Install low-water-flow washing devices and woks.                                                                                                   Dispose of unwanted and used fats to an appropriate waste collector, etc.                                                         Drain oil and or grease into a separate collection systems.                                                                                       Pump out traps completely (as per trade waste agreement) and scrape the internal surfaces and/or hose off during the pump out operation.

Plumbfast can help with the design and installation of grease traps and commercial kitchens. We also provide jet cleaning services to help maintain your grease trap in good working order.

Grease traps are installed to eliminate contaminated water entering the sewerage system. Fats and oils are separated inside the tank, allowing less contaminated liquid to enter the drain.

South East Water, City West Water and Yarra Valley Water  have specific requirements outlining the installation and servicing of these traps. Most commercial food premises have agreements with trade waste to clean their traps at specified intervals.

Recently Plumbfast attended a flooded basement adjacent to a grease trap. This trap had been cleaned within the past 3 months by an approved contractor, so the restaurant owner and the facilities manager were both surprised to find that it was the grease trap installation causing the problem (even though a trap catches grease and oil, some waste does enter the pipe work (both into and out of the unit). A regular clean only involves removing all the waste from the tank).

Our plumber cleaned all the grease trap waste pipes, eliminating a major grease ball in the drain about 8 metres from the trap.

Plumbfast provide a programmed maintenance service entailing the use of water pressure jet equipment, at intervals dependent on the business type.

Plumbing emergencies come in many shapes and sizes. Blocked toilets, a leaking roof, flooding basements and sewer pump faults are all examples of urgent plumbing problems.

Plumbfast has a dedicated operations manager who responds to all work requests as they come in (this can be by telephone, email or fax).

Each work request is then prioritized by our foreman and scheduled accordingly. For instance, due to the health issues surrounding a reported blocked sewer, we make every effort to attend within 30 minutes.

Last month our average response time to all plumbing emergencies was 37 minutes. On several occasions a Plumbfast plumber was onsite within 20 minutes.

Tenants reporting faults really appreciate seeing an experienced plumber quickly, and solving our clients problems effectively is our goal, reflecting well on them.

Many high rise office blocks in Melbourne city centre are over 30 years old. The water supply to these buildings runs through large valves connected to water authority mains in the street.

When the water supply to these buildings needs to be shut down for maintenance it is critical that the main isolation valves work. As these valves age they can corrode and seize up.

Recently Plumbfast was employed to replace a series of fire service supply and potable water supply valves, to ensure maintenance could be carried out on one of these buildings.

Works included the removal of two 150mm gate valves serving the sprinkler systems, one 100mm sluice valve serving the hydrants and hose reels, and two 50mm jumper valves serving the buildings potable water. Works were scheduled to ensure the building had water at all times.

By coordinating with building management and the Council the works had minimal impact on tenants and surrounding buildings.

Plumbfast has a team of experienced commercial plumbers trained in all aspects of building maintenance.