Property Manager’s Checklist
By Richard & Steven Silver
American Pipe & Tank Lining Co., Inc.
For a building to operate at its peak efficiency, every aspect of the physical plant must be maintained. From the rooftop to the basement, there is a long list of things that must be done weekly, monthly and annually. New York City’s ever changing building codes and ordinances can be daunting, if not impossible, for property managers to keep up with. To help ease property manager’s burdens, we’ve developed a checklist for the efficient, safe and legal operation of potable water tanks in New York City.
Mandatory cleaning of domestic hot & cold water tanks
The New York City Department of Health requires that all domestic hot & cold water tanks be inspected, cleaned and disinfected annually. In addition, buildings must keep records of annual cleanings on file for five consecutive years.
Mandatory water testing of potable water tanks
The inspection includes a sampling of the water in the water tank to verify the bacteriological quality of the water supply in compliance with New York State Sanitary Code. Sample results must be reported by a State certified laboratory equipped to analyze drinking water.
Mandatory posting of annual potable water tank cleaning and record keeping
The Department of Health & Mental Hygiene requires that building owners post notice that water tank test inspection results are available upon request. This posting must be in a location that is easily accessible to tenants.
Upgrading of water tank alarms (LL56/2010)
Roof tanks are required to be equipped with a high water alarm designed to activate when the ball cock, automatic supply valve or emergency electrical supply fails. Water sub-meters are also required for commercial cooking facilities, commercial laundries, commercial gyms and spas, on “make-up” water lines to boilers serving buildings greater than six stories and swimming pools other than those in group three occupancies—one and two family homes, group homes, etc.
Backflow Devices (RPZ)
Each RPZ or double check valve must be tested upon installation and once annually thereafter. Defects must be repaired in thirty days, followed by a retest. Reports must be submitted to the New York State Department of Health.
Usage of potable water for once-use cooling (LL54/2010)
This is intended to reduce the use of potable water for equipment that uses once through cooling. This equipment includes ice machines, walk-in coolers, and environmental air conditioning must have air cooled condensers, re-circulating condensers, water systems or be supplied with non-potable water
Fire reserve tanks
These tanks save lives. It is recommended they be serviced every three years.
Whether it is related to our personal health or the health of a building, prevention is always cheaper than the cure. The penalty for non-compliance of these laws and ordinances are steep. There are fewer headaches and no fines to pay when a licensed professional is called in to do the job—before an inspection deadline has passed and a violation is issued.
American offers a complimentary one hour seminar entitled “Government regulations—compliance is king,” to property management firms. In your office or ours, we can provide property managers with the knowledge they need to take the first step towards compliance.