All posts by robertpkwhoa

Water Heaters

Electric water heaters

One of the most underappreciated home appliances is the water heater.  We seldom give them a second thought until we take our first (unplanned) cold shower.

{You may consider switching to Heat Pump Water Heater for economic or environmental reasons.  If so, please read Heat Pump Water Heaters and  HPWH update .}

If you are considering a new water heater because the current one is not working properly, there are a few things to consider first.  It is my opinion that in most cases, unless it is leaking, your water heater can be fixed for a fraction of the cost of purchasing a new one.

The oldest water heater in PKW is probably about 12 years old.  This is about the time that some of the parts may start to fail. In this article I will discuss: recirculation pumps, reset buttons, thermostats, and heating elements.

Recirculation Pump (see photo at bottom of page)

In theory, this pump provides instant hot water to the farthest sink or shower. It is my opinion that it is not needed for most of our homes.  I have unplugged mine.

These pumps are advertised to work for 15-20 years. I have heard several reports the pumps not working in our neighborhood after 3-5 years.  It will cost $200-400 for a new pump.

I did notice that the pipe on my water heater leading to the RP was corroded.  Eventually it started to leak.  The cause of the failure was “galvanic corrosion.”  An electro-chemical reaction to two dissimilar metals being joined without using a “dielectric nipple”. Basically, the plumber who installed the water heater connected a copper pipe directly to a galvanized pipe. This may be an anomaly in our community, but is easy to check. (see photos)

No hot water

The first thing to check is the breaker switch for the water heater.  This is usually located in the back of the garage.

If it is not tripped already, you will want to turn it off for the next step.

Reset Button

This red button is located on the upper thermostat (see photos).  If you push on it and it clicks, then it means that it had been tripped.  Resetting it should turn your HWH back on.

But what caused it to trip?  Possible causes are: a bad thermostat, shorted heating element, or loose wiring.

If you do reset the button without identifying any problem, be careful.  You may have scalding hot water in a few hours.

Thermostats

The thermostat controls the operation of the heating elements, keeping your water at 120 degrees Fahrenheit. When this fails, the water heats uncontrollably.  The reset button on the thermostat kick out, automatically turning off the water heater when it reaches 180 degrees F.

The links below will walk you through how to test and replace your thermostat.  I am not a plumber or an electrician and I found the process fairly easy.  You can get the upper and lower thermostats for $14 and $9 respectively at Home Depot.

https://www.youtube.com/watch?v=6TH3mSVbEmc

https://www.youtube.com/watch?v=qCXmyhEY_k4

Elements

If the thermostats are working properly and the reset button trips, you may have an element that is shorting out.  If you suspect this, make sure the breakers for the WH are turned off, then test the elements.

https://www.familyhandyman.com/plumbing/water-heater/diy-hot-water-heater-repair/view-all/

If the reset button and the breakers have not been triggered and your water is warm, you possibly have one element that is bad. If you are not sure which one, I think it is best to replace both. Continue reading Water Heaters

Summer No-Host Wednesdays at the Pool

6-8pm

Bring your picnic dinner/meat to BBQ/something to share if you wish.  Every Wednesday from June 13 – August 29 (Not July 4).

This is a great opportunity to get acquainted with your neighbors.

Questions?  Marilyn Gray 503-936-4608

Or fill out a contact form:

Linden Tree replacement schedule

To read the entire announcement from the HOA, click here: Linden Tree Project Notice-2018 January 29th

Below is the breakdown of scheduling:

  • 2/5-2/8:  Morrison St. tree removals & stump grinding (General Tree)
  • 2/8, 2/9, 2/13: Morrison St. debris removal (Willamette)
  • 2/13-2/14 (if needed extended thru 2/16): Windwood Way tree removals & stump  grinding (General Tree)
  • 2/13-2/16: Morrison St. irrigation repairs and tree install (Willamette)
  • 2/19-2/23: Windwood Way debris removal, irrigation repairs, tree install (Willamette)
  • 2/23, 2/26: Signage removed (Willamette)
  • After 4/15: Grass seed installed all areas (Willamette)

Snowcone Snowbell (Styrax japonicus) will be placed on SW Morrison.  Here is an example of a mature tree : snowconesnowbell pdf

Fireburst Paperbark Maple Acer griseum will be placed SW Windwood.  Here is an example of a mature tree with its Fall color: fireburst paperbark maple pdf

Here is what the trees will look like when they first go in: IMG_0244

IMG_0245

 

Linden Tree Plan

The Board of Directors of the Peterkort Woods Home Owners’ Association, in consultation with the Association’s Landscape Committee, has taken on the task of addressing the street trees in our community on SW Morrison and SW Windwood.

The trees lining these two streets are all Lindens.  Most of you are aware that the Lindens attract a great quantity of aphids and that the aphids create quite a mess for up to six months of the year.  Efforts to control the aphids have been difficult and the problem has grown increasingly worse.  Even following one of the harshest winters in recent history, the pests have thrived.

Equally important have been concerns regarding the appropriateness of the Lindens for our streets due to their size as well as blocking light to our homes, damage to sidewalks, and interference with our irrigation system.

Background 

Over the years, many owners have complained about these trees and have asked for their removal.  The LC has tried to address the concerns with less drastic solutions. They have consulted with arborists regarding options.

In the Fall of 2016, the BOD solicited the opinion of two arborists to assess all our trees. Both gave us advice on how to develop a long-range plan for our urban forest.  Regarding the Lindens, one of the Arborists concluded, “The Lindens on SW Windwood and SW Morrison Street have some included bark concerns, have grown large enough to have conflicts with traffic, streets, vehicles, and housing. The trees are in a tight planter strip where eventually there will be root conflicts with sidewalk and ground utilities. This planting is a prime example of what (is) great in planning when trees are small, once growth has occurred the growth overtakes the space.”

During the past year the LC has addressed the most pressing tree concerns identified by the arborists including: the removal of approximately 15 cedars, several redbuds, and a few maples.

Peterkort Woods HOA – Linden Tree Survey – Fall, 2017

A survey concerning the Linden Trees was sent by email in the Fall of 2017.

Over 53% of the community responded (119/223).  Over 67% of those who live on Windwood and Morrison responded to the survey.  The response rate was 36.9% on streets that did not have Lindens.

More than 68% responded “yes” to the question “should the Board consider removal of the Lindens?” (82 of 119)  An additional 9% responded that they didn’t care.

The response was even stronger for those who live on the effected streets.  On the question of us considering removal, 70.3 % said yes compared to 65.8% yes on the other streets.

It also looks like everyone had to answer every question in the survey. Some of those who wanted the trees taken out over two or three years, didn’t want the trees taken out at all.  It was therefore useful to break the results down further.

75 of the 82 who said yes (91.5%), wanted all the trees removed and 75% of those respondents wanted them taken out at one time.

Going forward

The BOD has approved moving forward with replacing the Lindens.  We are in the process of obtaining bids for removing the 103 Lindens along SW Windwood and SW Morrison and replacing them with other Washington County approved street trees (http://www.co.washington.or.us/LUT/Divisions/CurrentPlanning/upload/StreetTrees.pdf).

This is a complex undertaking with many considerations which are being addressed.  All of the details are not available at this time, but we will provide updates as more information is available.

Time to replace your water heater?

This is a follow-up to my previous posting about Heat Pump Water Heaters and replacing your existing water heater.  As I mentioned, all our community’s water heaters are entering their expected “end of life” phase of 10 – 15 years.  It is a good idea to be proactive so you don’t get stuck with a cold shower!  There are also a lot of financial incentives available which are slated to expire at the end of 2017, providing another reason to be proactive.  See my presentation and the quotes below.

We have reached out to several vendors who have been out to our community and were willing to provide a quote for PKW homeowners.  While these are reputable, licensed and bonded vendors, please note that these vendors are in no way “approved” by me, the HOA board, or the management company.  This list is provided as a courtesy to help you make your own decision on water heater replacement.

Our HOA board also provided pre-approval for the installation of a condensate drain (required for heat pump water heaters) which requires penetrating the exterior wall near the garage.  Fill out this form ARC HPWH and follow the instructions to be able to move forward immediately with your water heater replacement and not have to wait for any addtional approvals from the HOA board.

If you have additional questions, please let me know at davekresta@gmail.com

[*Editor’s Note: The PKW HOA Board of Directors has approved installation of these water heaters using the guidelines described in the ARC HPWH example.  The BOD will consider a resolution to clarify this procedure at its November meeting, but you do not need to wait for it in order to have your application approved.

** The Board of Directors for Peterkort Woods has not selected or endorsed these vendors.  They are provided for you information only as vendors who can install this type of water heater.]

Regards,

Dave Kresta

WINTER WEDNESDAYS DINNER AT THE CLUBHOUSE

January 10, 6-8pm

Happy New Year…  Let’s Potluck again and share our Christmas stories and laughter!

Bring a dish to share for dinner starting at 6pm

Stay for fun and lots of laughs at 7pm…White Elephant Gift Exchange!

Bring that gift you can’t use or don’t like, or something you have around your house that you were going to goodwill or throw out (the funnier the better)…wrap it up and come exchange it for someone else’s discard.  Let’s get the laughter going for the new year!!

If you would like to support the local homeless, please bring new socks and Elaine will be sure they get to a shelter where folks can get a clean pair.

Questions? Call:

Elaine Kresta 503-750-8679 or

Marilyn Gray 503-936-4608

or fill out a contact form