How to save on plumbing: by following a regular plumbing maintenance program, owners will find savings where they least expect it.

Whether an owner maintains a single unit or an entire apartment community, many things can be done to reduce costs and save money when it comes to apartment plumbing systems. Major cost savings can be realized through preventive maintenance, minor adjustments, smarter choices and the installation or replacement of key plumbing fixtures.

Don't Feed Energy-Hungry Water Heaters

If the apartment building or unit uses water heaters, as opposed to a boiler system, there are several things to keep in mind. Electric-powered heaters are energy hogs, especially if they are more than seven years old. Newer, gas-powered models are usually more energy efficient but also require more annual maintenance than electric models.

Whether the water heater uses gas or electricity, a few things can extend its life and make it safer and more efficient:

* Set the thermostat at 125 degrees. If it's set at a cooler temperature, it might not keep up with demand; if the thermostat is set at a hotter temperature, the temperature will put undue stress on the unit and shorten the unit's life span by several years, and could cause scalding, resulting in a lawsuit against the owner.

* Replace the anode rod in a water heater when corroded. This magnesium or aluminum rod is designed to sacrifice itself to corrosion so the inside of the tank won't corrode. Anode rods need to be replaced every five to six years, or more often if the area has extremely hard water.

* Drain sediment from water heater tanks at least once a year. Apartment owners who deal with hard water know how quickly sediment can ruin a water heater. Left unchecked, mineral sediment can choke the life out of a heater and can cause loud knocking noises in the tank.

Washing Machine Dangers

Washing machines can present a danger to apartment buildings. Maintenance personnel should mandate high-quality, steel braided water supply hoses, whether in a laundry room or in residents' apartments.

Just ask any insurance company about rubber hoses and it will tell you that these hoses fail so often that they are responsible for the lion's share of household floods. If a hose fails and nobody is home to shut off the water, it won't be just the offending resident who suffers. Surrounding apartments will be affected, and a flood will cause headaches for owners and maintenance personnel. The mold risk from water damage alone should convince owners that steel braided hoses are worth the extra upfront cost.

Take Control of Water

Install low-flow 1.6-gallon toilets and low-flow showerheads in every unit as time and money allow. Not only is this an environmentally conscious thing to do, it also will provide huge savings on the water bill. Many owners pay residents' water bills, so it is the owner who spends more when water is wasted. The latest generation of low-flow devices have improved so much that owners won't have problems with them and residents aren't likely to complain either.

Repairing leaks may seem trivial but leaks can cost a fortune and waste a lot of water. Insist that residents immediately report running toilets and dripping faucets. A leaky faucet can waste 20 gallons or more each day. Dripping hot water also strains the water heater and wastes energy. Leaking or "running" toilets can easily waste 200 gallons of water per day. Eliminate those leaks by combining a resident awareness program with good maintenance. The savings will add up quickly. An awareness program should discourage the use of cleaning fluid dispensers in toilet tanks that turn the water blue. The chemicals are hard on tank parts and will have the flapper valve leaking water in no time.

De-Branch Your Branch Lines

If the apartment building's main sewer experiences periodic clogs, whether from roots, items flushed down the line or both, then it is a good idea to schedule high-pressure water jet cleaning of the main line as often as needed to avoid backups and maintenance emergencies. An annual cleaning may suffice for some buildings while others will require cleaning twice a year, quarterly or more often depending on load and the condition of the pipes. Water jetting flushes debris out of the line and will thoroughly clean the pipe all the way to the walls. Clean pipes mean fewer backups and less expense in the long run.

If root intrusion is a problem, treat the pipes with a root inhibitor that won't harm nearby trees but will eliminate all roots from pipes. Other drain care products, particularly enzyme-based biological products, poured down sink drains or toilets will inhibit buildup in branch lines and keep lines trouble-free.

Another cost-saver is trenchless sewer pipe repair. In the event of a collapsed, broken or misaligned pipe, trenchless technology is far less invasive than traditional digging. But the true savings come from the lack of collateral damage. In most cases, the pipe can be reached and repaired without having to disturb nearby trees or having to dig up parking lots or landscaping beds.

Paul Abrams is the Public Relations Manager for Roto-Rooter Services Company.