March 2018
Last year some homeowners were notified that the San Francisco Public Utilities Commission (“SFPUC”) had mandated that, beginning January 2018, all toilets throughout San Francisco would need to be replaced with low-flow toilets or possible penalties would follow. Instead, lots of confusion followed.
So I called the Water Conservation Section of the Department of Building Inspection (“DBI”) at 415-551-4730 (waterconservation@sfwater.org), since compliance and filed/recorded affidavits go through DBI. Turns out this notice only related to commercial toilets. For residential, compliance is still what’s called “point-of-sale”, meaning when you sell your home.
If you are selling, or if you’d just like to improve your home further through energy and water efficiency, call my favorite energy/water inspector, Patrick O’Connor. He is the son of Pat O’Connor, founder of their family-run company (O’Connor Insulation & Energy, Inc.). They are one of the largest, well-managed operations in San Francisco and on the Peninsula offering specific, limited inspections regarding conservation and safety, plus the work required, and they are very knowledgeable. Patrick will improve your world and lower your stress quickly.
Here’s how residential “point-of-sale” compliance is done. Before marketing your home for sale, a pre-determined list of items is inspected by Patrick. All work required is then done prior to close and, preferably, sooner. He signs off and then records it with DBI on your behalf.
The compliance inspection covers the following SF-required updates and retrofits, based on current residential City codes: Both smoke and carbon monoxide (“CO”) detectors (preferably not as a combo), quake-resistant strapped/braced water heaters and flex lines (including exterior insulation, if needed), shower heads, sink aerators, low-flow toilets, attic insulation, furnace ducts wrapped correctly, and door weather stripping. Also, repairs of fixtures and/or water heater leaks. If the attic has knob-and-tube wiring, a licensed electrician inspects and signs off, prior to installing insulation. (O’Connor has an electrician available, if needed.) Some judgment calls by the inspector are allowed.
These upgrades immediately lower your energy/water costs, and could, also, improve your health and/or save your life.
Over 30 years ago, when Patrick’s dad (Pat) started their company, Pat was the 115th person in San Francisco to get certified. At that time, it was limited to energy requirements. In 2006, the inspections now included water restrictions, plus smoke/CO detectors. It changed their industry. In 2010, Patrick (his son) got certified and was #371. In reality, it’s a niche market and only a handful of operators advertise this specific inspection service.
Prior to 2006, owners and tenants could put a “dam” in the toilet water tank, and most did, and/or they flushed less often. Now, the entire toilet needs replacement, depending on gallons used, and that cost is in the range of $400, including removal and basic replacement. There are 2 heights available, the taller of which (“comfort toilet”) meets ADA standards. Both are porcelain, white and sturdy. If you want another style, you or O’Connor can custom order it, using best delivery location, or O’Connor can arrange pick up. What’s important are measurements, including where water enters the tank from the wall’s inlet valve and how far from the wall the drain pipe sits. So, they and not you, need to measure and evaluate.
To understand the value of just these low-flow toilets, here’s Patrick’s example: In a home with 2 toilets and 4 people, at 4 gallons/flush, if both toilets are flushed 10 times a day (20 times total), and his estimate is low (15 times daily is more likely), then 40 gallons/day water usage. With the new 1.28-gallon/flush toilets, times 10, it’s lowered to 12.8 gallons/day water usage.
With showerheads, many are still 3 or 3.5-gallon/minute, so a 10-minute shower is 30-35 gallons/shower. Now the requirement is 2 gallons/minute. If you multiple these numbers out to just 1,000 homes, the lowered water usage is incredible.
Personally, I like that our ordinance uses small, practical steps that, ultimately, save resources, money and lives. Otherwise, homeowners can be financially damaged when unexpected costs are arbitrarily mandated by authorities.
Regarding recycling, what happens to all these replaced toilets at the City dump, since many people are worried that, in trade, we are creating massive amounts of landfill? Patrick says, on the contrary, he is directed to the “concrete” side of the dump, where all the porcelain toilets are put through a big grinder, along with other items in this category, and that mixed byproduct is then reused in various ways.
Of even higher priority to Patrick is safety related to fire and CO detectors. Somehow, on the State level, combo ones were signed off as acceptable in California and consumers find them on sale everywhere and then install them near ceilings. In reality, they are unsafe, since CO is a heavy gas that lays low to the floor and comes up to about your knees, whereas fire smoke runs high along walls and ceilings. Maybe if you doubled up what you need and install half up high and half down low, then the combos are useful. O’Connor only installs separated detectors. The COs are low to the floor and located away from fresh air, but close to where CO is detectable. Smoke detectors are located in strategic areas around hallways, interior bedroom doors and sometimes in garages up near the ceiling. The State, counties, cities and towns all have different rules.
Patrick thinks it’s genius that there are now, within the last 2 years, 10-year smoke detectors with a lithium battery that needs no replacement and are less sensitive to showers, cooking and cigarettes. In 10 years, you just replace the unit. Unfortunately, the COs, for unknown reasons, presently have a very short life expectancy. Patrick and I are simpatico concerning the combo devices, along with all the many improper installs, dead batteries, avoidable deaths, people removing them completely due to errant alarms caused by extreme sensitivity or because they are faulty, and the unexplainable canned voices screaming “Evacuate!” in the middle of the night. (Generations of my family were fire fighters.) So, human and pet safety is of high concern to both our families.
If you appreciate safety items and lowered energy/water usage, correctly installed, call Patrick. If, however, you are remodeling, your contractor will help you meet latest code requirements. And, if you are wanting to do further energy work, such as solar, wind turbines, double-paned windows and more, there are plenty of on-line sites offering incentives and rebates, plus IRS documents for tax return energy credits.
Under sfwater.org, the SFPUC offers a plumbing fixture replacement program called PREP, which includes free toilets; however, the program is extremely inflexible and could trigger further work needed. For additional questions, contact the SFPUC Water Conservation Section at (415) 551-4730 or reach them at waterconservation@sfwater.org.
For me, O’Connor has been reliable, timely, well organized, competitively priced, uses appropriate tools and provides quality replacement products (including smoke/COs that don’t scream at you). They make good judgment calls, are experts in their field, are clean and tidy, respectful and enjoy being helpful. They can be reached at info@oconnorinsulation.com or at 650-678-0202. Evening and weekend appointments available.
Danita Kulp is a broker with Kulp & Company (DRE #00922181) who has been selling real estate since 1981 (www.successfulhomes.com). She works with both Buyers and Sellers, both in and outside the City, and can be reached at (415) 637-5823 or kulpofca@aol.com.