Posts Tagged ‘Georgetown Home Inspector’
I wanted to share a good video on how to replace an old 2 prong receptacle with a GFCI receptacle and be in compliance with the NEC 2014 code.
Professional Inspector TREC #2717
Learn how to stay safe during the winter holidays
The winter holiday season is traditionally a festive and eventful time of year. Celebrations, family gatherings and visits from house guests traditionally increase in number during the season.
Unfortunately, statistics show that incidents of home fires and electrical accidents typically increase during winter months. According to the National Fire Protection Association (NFPA), 30 percent of home fire and 38 percent of home fire deaths occur during the months of December, January, and February.
There are steps that can be taken to reduce the risks of death and injury from a home fire this holiday season. It is critical that families keep fire safety in mind while enjoying this festive, exciting and extremely busy time of year.
Take steps to protect your family and home from holiday season fires.
Seasonal Fire Safety – There’s no place like home for the holidays and no better place to implement good fire safety practices.
Smoke Alarm Safety Tips – Smoke alarms save lives. Follow this simple guidance to ensure that your home is adequately protected by working, properly installed smoke alarms.
Space Heater Safety – As the temperature drops during the winter holiday season, many families turn to space heater to help warm their homes. Many are unaware, however, that the risk of fire from space heaters is much greater than from central heating equipment.
Holiday Cooking Safety – The kitchen is the heart of the home. It’s where families gather to cook favorite recipes, share warm meals, and reconnect with each other, especially during the holidays. Unfortunately, it’s also where two of every five reported home fires start.
Holiday Decorating Safety – While decorative lights and other electrical decorations add to the splendor of the season, they can increase the risks of fire and electrical injuries if not used safely.
Extension Cord Safety – While extension cords are a convenient way to supply power right where you need it for your holiday decorations, they can also create hazards if not used safely.
Counterfeit Electrical Products – Unlike fake handbags, watches, or designer apparel, counterfeit electrical products pose significant safety hazards. Follow these guidelines to help identify these counterfeits.
This is a great article about CSST flexible gas lines.
Straight out of Lubbock, Texas comes the latest escalation of a nationwide battle over how millions of American homes receive natural gas fuel. As Buddy Holly’s hometown considers becoming the first U.S. community to adopt a new standard for a certain type of gas piping, an advocacy foundation is asking big-box retailers Lowe’s, Home Depot and Menards to stop selling the “yellow CSST” pipe/tubing under question.
At issue, explains the non-profit Brennen Teel Foundation For Gas Line Safety, is a type of flexible gas tubing called “yellow CSST,” which stands for “corrugated stainless steel tubing.” Developed in Japan and prized for flexibility that allows it to survive earthquakes and empower easier installation than black iron pipe, CSST has been used for decades.
However, in recent years, yellow CSST has alarmed many because of house fires caused by lightning that hits homes, or near homes, and may damage the tubing. Lubbock officials determined the death of 31-year-old Brennen Teel was caused by yellow CSST failing after a 2012 lightning strike.
I’ve noted before how Brennen’s tragic death sparked an advocacy campaign and illustrates that America’s litigation system can push reform. Expansive testing of the gas tubing has been done by victim’s attorneys, and a strongly worded letter “warning” builders over the summer came not from regulators but from lawyers. (To anticipate comments: We all realize that the attorneys have a self-interest in the research, but I truly believe this effort goes beyond “client relations.”)
Lavera Vincent, executive director of the Teel Foundation, confirmed that the organization sent letters on Sept. 17th, to Home Depot, Lowe’s, and Menards asking that they stop selling yellow CSST.
One worry: CSST should be installed by gas contractors who have been certified by the manufacturers. Given the history of yellow CSST, and the challenges with lightning and the reliance of contractors properly installing the product to specific manufacturer guidelines, it’s actually hard for me to understand why these big box stores would make it available where unsuspecting non-contractor homeowners could buy it and install it themselves.
In fact, sources tell us that the largest CSST manufacturers refuse to sell via the “big box” stores because of concerns that the general public does not have enough information or the expertise about how to properly install CSST.
“As you may know,” the Teel letter to retailers states, “yellow CSST has been linked to deaths and property damage due to lightning-related fire that can lead to perforation of this particular yellow gas piping.”
The letter also notes that “… certain new products on the market are adhering to a higher standard for lightning resistance (referred to as LC1027) which has proven effective. We request that you carry a safer product so consumers are unable to purchase yellow CSST off-the-shelf.”
Even when there are proper controls in place, the installation requires bonding and separating the yellow product in a specific way to make it safer when lightning hits a house. Despite extensive education efforts, there is little confidence that these steps are always achieved. That is probably why two of the leading manufacturers do not even sell “yellow” CSST anymore.
Apparently, only one leading manufacturer, Ward Manufacturing, Inc., owned by Hitachi is still selling yellow CSST in the U.S., joining two smaller players Proflex and Homeflex. This begs the question, why are Ward and others refusing to raise their standard for this gas piping when advancements in technology have created an alternative for American homeowners?
Moving to the higher standard is also a stated goal of Lubbock’s senior building officials.
Steve O’Neil, Lubbock’s chief building official for more than a quarter-century, has explained to National Courts Monitor producers that a special “fuel gas committee” was formed after Brennen’s death to look into their situation and is recommending that Lubbock become the first U.S. community to adopt the highest standard for CSST pipe going forward.
O’Neil explains that CSST comes in three broad categories known first by color: “yellow,” which was the go-to product for decades, and two kinds of more recent “black” CSST. He says a few brands control about 80-plus percent of the CSST market, so for shorthand he notes that the FlashShield brand is one type meeting a LC1027 standard while another common brand, CounterStrike, represents what’s known as the LC1024 standard. By comparison, the LC1027 tests the product to 8 times higher electrical arcing energy than the LC1024.
Generally, CSST made to the LC1027 standard incorporates a protective metal shield. And we should be clear that many building professionals contend that yellow CSST is safe, if properly installed, which includes proper bonding and physical separation from other metallic systems – thus the Teel request for “strong warning” if retailers continue to sell the pipe. The Teel Foundation disputes that, contending that the do-not-sell request “… is specific to yellow CSST product as it has been the subject of failure even with the proper bonding and ground of the product, including Brennen’s case.”
O’Neil, the Lubbock official, agrees that increased safety comes with evolving to the higher standards. He says “… there’s just a huge difference” in safety performance and the cost difference is really pennies per foot.
The fire-code community is taking notice of the Lubbock situation, in part because there are hundreds of CSST-related lawsuits around the country. In the U.S., where fire codes are a patchwork of local rules influenced by national standards, these cases are how change happens.
So far, Vincent and the Teel Foundation seem pleased with the quick acknowledgement of their request to the retailers. We’ll keep an eye out for their formal response.
As the debate ensues, anyone still selling yellow CSST should know that the “LC1027 standard” has some highly motivated activist-lawyers mobilizing to support new standards. So, in that world, all eyes on Lubbock.
Follow Sara Warner on Twitter: www.twitter.com/CACourtsMonitor
MORE: Yellow CSST Natural Gas
Gateway Inspections Inc
Professional TREC #2717
Attic Pull-Down Ladders
Homeowners, not professional carpenters, usually install attic pull-down ladders. Evidence of this distinction can be observed in consistently shoddy and dangerous work that rarely meets safety standards. Some of the more common defective conditions observed by inspectors include:
- cut bottom cord of structural truss. Often, homeowners will cut through a structural member in the field while installing a pull-down ladder, unknowingly weakening the structure. Structural members should not be modified in the field without an engineer’s approval;
- fastened with improper nails or screws. Homeowners often use drywall or deck screws rather than the standard 16d penny nails or ¼” x 3” lag screws. Nails and screws that are intended for other purposes may have reduced shear strength and they may not support pull-down ladders;
- fastened with an insufficient number of nails or screws. Manufacturers provide a certain number of nails with instructions that they all be used, and they probably do this for a good reason. Inspectors should be wary of “place nail here” notices that are nowhere near any nails;
- lack of insulation. Hatches in many houses (especially older ones) are not likely to be weather-stripped and/or insulated. An uninsulated attic hatch allows air from the attic to flow freely into the home, which may cause the heating or cooling system to run overtime. An attic hatch cover box can be installed to increase energy savings;
- loose mounting bolts. This condition is more often caused by age rather than installation, although improper installation will hasten the loosening process;
- attic pull-down ladders are cut too short. Stairs should reach the floor;
- attic pull-down ladders are cut too long. This causes pressure at the folding hinge, which can cause breakage;
- improper or missing fasteners;
- compromised fire barrier when installed in the garage;
- attic ladder frame is not properly secured to the ceiling opening;
- closed ladder is covered with debris, such as blown insulation or roofing material shed during roof work. Inspectors can place a sheet on the floor beneath the ladder to catch whatever debris may fall onto the floor; and
- cracked steps. This defect is a problem with wooden ladders.
- In sliding pull-down ladders, there is a potential for the ladder to slide down quickly without notice. Always pull the ladder down slowly and cautiously.
Safety tip for inspectors: Place an “InterNACHI Inspector at work!” stop sign nearby while mounting the ladder.
The 2009 edition of the International Building Code (IBC) and the 2006 edition of theInternational Residential Code (IRC) offer guidelines regarding attic access, although not specifically pull-down ladders. Still, the information might be of some interest to inspectors.
2009 IBC (Commercial Construction):
1209.2 Attic Spaces. An opening not less than 20 inches by 30 inches (559 mm by 762 mm) shall be provided to any attic area having a clear height of over 30 inches (762 mm). A 30-inch (762 mm) minimum clear headroom in the attic space shall be provided at or above the access opening.
2006 IRC (Residential Construction):
R807.1 Attic Access. Buildings with combustible ceiling or roof construction shall have an attic access opening to attic areas that exceed 30 square feet (2.8m squared) and have a vertical height of 30 inches (762 mm) or more. The rough-framed opening shall not be less than 22 inches by 30 inches, and shall be located in a hallway or readily accessible location. A 30-inch (762 mm) minimum unobstructed headroom in the attic space shall be provided at some point above the access opening.
Tips that inspectors can pass on to their clients:
- Do not allow children to enter the attic through an attic access. The lanyard attached to the attic stairs should be short enough that children cannot reach it. Parents can also lock the attic ladder so that a key or combination is required to access it.
- If possible, avoid carrying large loads into the attic. While properly installed stairways may safely support an adult man, they might fail if he is carrying, for instance, a bag full of bowling balls. Such trips can be split up to reduce the weight load.
- Replace an old, rickety wooden ladder with a new one. Newer aluminum models are often lightweight, sturdy and easy to install.
In summary, attic pull-down ladders are prone to a number of defects, most of which are due to improper installation.
Backflow is a potential problem in a water system because it can spread contaminated water back through a distribution system. For example, backflow at uncontrolled cross connections (cross-connections are any actual or potential connection between the public water supply and a source of contamination or pollution) can allow pollutants or contaminants to enter the potable water system. Sickness can result from ingesting water that has been contaminated due to backflow.
Back-pressure is the reverse from normal flow direction within a piping system as the result of the downstream pressure being higher than the supply pressure. This reduction in supply pressure occurs whenever the amount of water being used exceeds the amount of water being supplied (such as during water-line flushing, fire-fighting, or breaks in water mains).
back-siphonage:Back-siphonage is the reverse from normal flow direction within a piping system that is caused by negative pressure in the supply piping (i.e., the reversal of normal flow in a system caused by a vacuum or partial vacuum within the water supply piping). Back-siphonage can occur when there is a high velocity in a pipe line, when there is a line repair or break that is lower than a service point, or when there is lowered main pressure due to high-water withdrawal rate (such as during fire-fighting or water-main flushing).
Backflow prevention for residences is most commonly accomplished through the use of atmospheric vacuum breakers (AVBs). AVBs operate by allowing the entry of air into a pipe so that a siphon cannot form. AVBs are bent at 90 degrees and are usually composed of brass. Compared with backflow preventer assembles, AVBs are small, simple and inexpensive devices that require little maintenance or testing. They have long life spans and are suitable for residential purposes such as sprinkler systems. InterNACHI inspectors can check for the following:
- The AVB must be at least 6 inches above any higher point downstream of the device. For this reason, they can never be installed below grade. Even if they are installed 6 inches above grade, inspectors should make sure that they are not installed less than 6 inches above some other point in the system downstream of the device.
- The AVB cannot be installed in an enclosure containing air contaminants. If contaminated air enters the water piping, it can poison the potable water supply.
- A shut-off valve should never be placed downstream of any AVB, as this would result in continuous pressure on the AVB.
- AVBs cannot be subject to continuous pressure for 12 hours in any 24-hour period or they may malfunction.
- Spillage of water from the top of the AVB is an indication that the device has failed and needs to be replaced.
Some types of assemblies are common in commercial and agricultural applications but are rare for residential uses. The appropriate type of backflow preventer for any given application will depend on the degree of potential hazard. The primary types of backflow preventers appropriate for use at municipalities and utilities are:
- double check valves: These are commonly used in elevated tanks and non-toxic boilers. Double check-valve assemblies are effective against backflow caused by back-pressure and back-siphonage and are used to protect the potable water system from low-hazard substances. Double-checks consist of two positive-seating check valves installed as a unit between two tightly closing shut-off valves, and are fitted with testcocks.
- reduced pressure principle assemblies: These are commonly used in industrial plants, hospitals, morgues, chemical plants, irrigation systems, boilers, and fire sprinkler systems. Reduced pressure principle assemblies (RPs) protect against back-pressure and back-siphonage of pollutants and contaminants. The assembly is comprised of two internally loaded, independently operating check valves with a mechanically independent, hydraulically dependent relief valve between them.
- pressure vacuum breakers: These are commonly used in industrial plants, cooling towers, laboratories, laundries, swimming pools, lawn sprinkler systems, and fire sprinkler systems. Pressure vacuum breakers use a check valve designed to close with the aid of a spring when water flow stops. Its air-inlet valve opens when the internal pressure is one psi above atmospheric pressure, preventing non-potable water from being siphoned back into the potable system. The assembly includes resilient, seated shut-off valves and testcocks.
A number of organizations, such as the American Water Works Association (AWWA) and the American Backflow Prevention Association (ABPA) offer certification courses designed to train professionals to test backflow preventers. Requirements for training vary by jurisdiction. Inspection of backflow preventers requires knowledge of installation requirements, although inspectors are not required to become certified.
Arc-Fault Circuit Interrupters (AFCIs)
- electrical cords damaged by vacuum cleaners or trapped beneath furniture or doors.
- damage to wire insulation from nails or screws driven through walls.
- appliance cords damaged by heat, natural aging, kinking, impact or over-extension.
- spillage of liquid.
- loose connections in outlets, switches and light fixtures.
E3802.12 Arc-Fault Protection of Bedroom Outlets. All branch circuits that supply120-volt, single-phase, 15- and 20-amp outlets installed in bedrooms shall be protected by a combination-type or branch/feeder-type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.
Exception: The location of the arc-fault circuit interrupter shall be permitted to be at other than the origination of the branch circuit, provided that:
- The arc-fault circuit interrupter is installed within 6 feet of the branch circuit overcurrent device as measured along the branch circuit conductors, and
- The circuit conductors between the branch circuit overcurrent device and the arc-fault circuit interrupter are installed in a metal raceway or a cable with metallic sheath.
Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type installed to provide protection of the branch circuit.
- Check that the load power wire, panel neutral wire and load neutral wire are properly connected.
- Check wiring to ensure that there are no shared neutral connections.
- Check the junction box and fixture connections to ensure that the neutral conductor does not contact a grounded conductor.
Preparing for a Home Inspection
If you are selling your house, here are some ways to make your home inspection go smoother, with fewer concerns to delay closing.
- Make sure the inspector has access, not only to the house, but also to the furnace, water heater and air- conditioning units (especially in closets, attics and crawlspaces).
- Remove items blocking access to HVAC equipment, electric service, panels, water heaters, etc.
- Check to see that the garage is open and that any water heater, utility panel and shutoffs and resets for ground-fault circuit interrupters (GFCIs) within are accessible.
- Unlock areas the inspector must access, such as attic doors or hatches, electric service panels, closets, fence gates and crawlspaces.
- Ensure that all utility services are on, with gas pilot lights burning.
- Be sure pets won’t hinder the inspection. Ideally, they should be removed from the premises or secured outside. Tell your agent about any pets at home.
- Replace burned-out bulbs to avoid a “light did not operate” report that may suggest an electrical problem.
- Remove stored items, debris and wood from the foundation. These may be cited as conditions conducive to wood-destroying insects.
- Trim tree limbs to 10 feet from the roof and shrubs to 1 foot from the house to allow access.
- Attend to broken or missing items such as doorknobs, locks and latches, windowpanes, screens and locks, and gutters, downspouts and chimney caps.
Checking these areas before your home inspection is an investment in selling your property, and will expedite your closing.
Charles Schiller Professional Home Inspector TREC #2717 512-639-9905