What owners should know about heat requirements.

December's frigid weather means tenants want, and are legally required to Get, warm and cozy apartments.

Since October, residential property owners have been required to supply heat to their tenants, and must continue to do so through May 31st, or risk fines and possibly jail sentences.

The city law requires that an indoor temperature of at least 68 degrees is to be maintained between 6 a.m. and 10 p.m. when the outdoor temperature is below 55 degrees. At night, the indoor temperature must be at least 55 degrees when it is 40 degrees or less outside.

During last winter's heating season, Housing Preservation and Development (HPD) received 143,648 heat and hot water complaints. Inspectors conducted 49,937 heat and hot water inspection visits, resulting in 11,665 violations being placed on owners.

On the coldest day, January 19, 1997, the temperature dropped to 9 degrees Fahrenheit, and on that day alone, the emergency operators handled 3,004 calls.

HPD spent $6.6 million in emergency repair funds to restore services and make emergency repairs. Of this, $1.4 million was spent to provide fuel and utilities to buildings.

The Housing Litigation Bureau brought over 18,000 actions against property owners for lack of heat and hot water.

HPD also offers building maintenance courses for owners. Last year, for first-time offenders, in lieu of the $250 a day fine for not providing heat or hot water or the $1,000 fine for placing an illegal device on the boiler which prevents the heat from being on from 6 a.m. to 10 p.m., HPD allowed them to take a training course on boiler operation and maintenance.

There are currently 222 code enforcement inspectors, which is the highest number of inspectors that have been on the city payroll for several years. These inspectors are assigned to a field operation that covers three tours of duty.

"Now we can respond to emergency cases during non-business hours," says Cassandra Vernon, a spokesperson for HPD who provided the statistics.

Owners should also ensure there is a 24-hour number on their multiple dwelling registration form so they can be notified and have an opportunity to conduct their own work before an emergency crew is sent in.

"We keep trying to convince people to do maintenance in April, May and June, when you can concentrate on what they need," said Richard Blaser, president of Atlas Welding & Boiler Repair. "This time of year it's running from emergency to emergency."

Generally, Blaser says the problems causing lack of heat come from a lack of preventative maintenance. That has been getting better since the real estate industry has improved and owners have the money to be proactive, he adds.

While he can't point to one particular item that should be watched above all others, they do have a checklist for clients.

Boilers are intended to work and "work very well, but not always," Blaser said. "That's what keeps us in business."

Owners should have the boiler water set at a minimum of 180 degrees water temperature at all times, but the mixing valve should be set at 140 degrees, so by the time it gets upstairs, it is 130 degrees.

"At 140 and above you can get to the temperatures that burns skin. That's why you have a mixing valve," said Blaser.

Another item owners should check out is whether or not they can add boiler insurance to their regular insurance package for the building, or buy it separately from companies like Hartford Steam Boiler, which is actually a reinsurer for several major insurance companies, or from Chubb or Kempner, among others.

"If you have boiler insurance, at least you get paid if there is an accident, and there is no deductible," Blaser advised.

Boiler/Burner Maintenance Checklist

Punchlist Before Calling for Service:

* All control switches on?;

* Any fuses or circuit breakers tripped?;

* Is there water in the boiler?

Daily:

* Maintain proper oil level in compressor lube tank (use SAE 20/30 oil).

Weekly:

* Clean and ensure proper setting on smoke alarm;

* Record stack temperature.

Twice a Week:

* Clean oil filter;

* Flush down low water cut-offs;

* Flush down water line heater;

* Flush down boiler low point drain-off valve;

* Flush down boiler skim-off valve.

Other Maintenance:

* Check oil circulation temperature at water line. Heater inlet temperature should be 110 to 150 degrees Fahrenheit.

* Maintain boiler water treatment program;

* Clean air filters;

* Clean sight glasses to allow clear view of flame and any carbon build-up;

* Monitor boiler feed system;

* Monitor the make-up water being added;

* Install water meter at boiler to monitor water intake;

* Learn sequence of burner operation;

* Log meter reading before and after routine maintenance.

Source: Atlas Welding and Boiler Repair, Inc.