ASK GEORGE QUESTIONS AND ANSWERS

We invite you to send your facility management questions via email. We will respond to them on an individual basis and also develope a library of facility repair problem solving techniques on the website.

QUESTIONS AND ANSWERS

Question: Our corridors and hallways need touch up painting. We took a paint sample from the existing wall and used it to buy matching paint. After the touch up process we noticed the walls have a 'spotty' appearance. Did we not correctly match the paint color?

Question: Periodically we have someone go through our offices to replace light bulbs that are no longer operating. In most cases this brings the lighting level back to original condition. However in some cases a few light fixtures do not still operate after changing the light bulbs.

Question: We use our maintenance person to install wall items on as needed basis but we notice that not all the items remain in place and some have even fallen out of the wall.

Question: Our corridors and hallways need touch up painting. We took a paint sample from the existing wall and used it to buy matching paint. After the touch up process we noticed the walls have a 'spotty' appearance. Did we not correctly match the paint color?

Answer: You probably did match the color as close as possible. It is not possible to match the existing color as it was originally applied, you are attempting to match the faded color as it now exists. The 'spotty' appearance is not from a color match discrepancy but from a sheen discrepancy. The sheen, the ability of the wall paint to reflex light, has faded over time while the new paint has its original sheen whether it be flat, satin, semi gloss or gloss. Even flat sheen new paint has a low amount of sheen that is detectable when applied over existing flat sheen paint of the same color.

Solution: Our recommendation is to repaint the wall surface from corner to corner and from floor to ceiling so that the sheen spots are not detectable. This has the disadvantage of being a more labor intensive process and thereby more costly, but gives a professional grade appearance to your painting project.

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Question: Periodically we have someone go through our offices to replace light bulbs that are no longer operating. In most cases this brings the lighting level back to original condition. However in some cases a few light fixtures do not still operate after changing the light bulbs.

Answer: Non working light fixtures in a ceiling grid have one of three causes, light bulb failure, ballast failure and wiring failure. These are listed in the order of probable occurrence and should guide your self help repair process. The ballast is located behind a removable cover in the middle of light fixture. These ballasts are available from the home improvement stores but you need to be careful to purchase the exact type as the existing ballast. We are hesitant to recommend self help ballast replacement.

Solution: Light fixture repairs are more complicated than changing light bulbs and most always lead to ballast replacement. We suggest minimizing your outside repair cost by changing light bulbs and then procuring an electrical repair person for the remaining non working light fixtures.

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Question: We use our maintenance person to install wall items on as needed basis but we notice that not all the items remain in place and some have even fallen out of the wall.

Answer: The most common wall is gypsum wallboard or drywall. Drywall anchors come in several varieties, each with different carrying capacities. Plastic plug anchors should be used only for the lightest items such as clocks, small pictures or plaques. Screw type anchors should be limited to cork boards no larger than 24in by 36in, glass framed pictures no larger 12in by 18in and other similar items. Toggle bolts, with the spring loaded snap nut, are the most secure but are generally overloaded to secure handrails, coat hooks, shelving, and toilet accessories.

Solution: Be very careful about choosing the proper wall anchor. Do not use wall anchors of any type for shelving, grab bars, urinal screens, paper towel dispensers, or white boards. All these items should be directly anchored to the existing studs or wood blocking should be installed behind the wall surface.

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