No hot water, no telephone call, no information memo, no caretaker! No board members?

Yes, the hot water system has failed yet once again and residents are also, once again experiencing yet another agonizing week long disruption. These repeated failures of this new hot water system have all received delayed and irresponsible attention of management and the board.

The board has been clearly advised on several occasions in the past that given the history of problems with this system, they must prepare an emergency action plan in the event of another failure.  Obviously, the board has simply neglected these previous suggestions and no such preparation has taken place. This of course, is unfortunately to the detriment and expense of our residents.

This latest failure occurred on Thursday, December 26^th. Why was a tank not ordered for shipment on the following day so that it could be installed on Saturday. As has happened in the past, just because a contractor says that “this is all that can be done” does not necessarily mean that this is all that can be done. This replacement tank could and should have been shipped via an overnight “hot shot” shipping service with the direct participation of board members if required. Once again, management failed to act and so did the board.

Given these continuing failures, one must question the design and capacity of this system. A request has been made several times in the past for technical information on this system but has been refused on each occasion. It is requested, yet once again that this information be provided.

Finally, it would be most appropriate if someone would distribute a memo today advising our residents of what has happened and what is being done about it. This total absence of communication with residents at a time like this is very disrespectful to say the least.

Dennis M. Tofin

Since the installation of the new hot water heating system, every attempt has been made to minimize the input temperature to the perimeter heating line in an effort to condense and minimize gas consumption. As it is not possible to achieve this desired condensation during most of the winter, this is of course an ill fated measure.

When this happens, the heating load is shifted to the Enercon units, so electrical costs are increased as a result. Any attempted saving of natural gas cost, is far exceeded by a direct increase in electrical costs incurred with the unnessary use of the Enercon units.

This is very evident when temperatures drop to current levels. This is certainly not an acceptable way to operate our heating system. The input temperature on the perimeter heating line must be increased to a level of 190 degrees (F) or more when necessary. Supply of heat from the Enercons is only necessary with prolonged cold extremes in temperature.

It has been suggested that the caretaker and management refuse to use a temperature setting above 175 (F) degrees, as they are afraid that a higher temperature will cause the perimeter lines to leak. The perimeter lines, zone valves and other fittings on these lines are generally rated at 250 (F) degrees and 150 PSI pressure rating, both well beyond what our system can possibly reach. Zone valves and expansion joints on these lines have not been properly inspected for a very long time and are only looked at after they have failed and begin to leak.

The fear of leakage as a result of minimal and deferred maintenance is not an acceptable reason for keeping the boiler temperature far below where it should be.

Yes, it is time to turn up the heat!