Posts Tagged ‘Georgetown TX Home Inspectors’
NOTE: Corrugated Stainless Steel Tubing (CSST) is a yellow, flexible, metal gas tubing used to supply natural gas or propane to gas appliances and HVAC systems for both residential and commercial structures. Since 1990, CSST has been installed in millions of homes in the U.S. It has been shown that an indirect lightning strike near a structure in which CSST has been installed can cause an electrical surge to travel into the structure, perforating in the sidewall of the CSST as the energy arcs from one metallic system to another seeking ground. This arcing can ignite the pressurized gas leaking from the perforation and cause potentially significant fire. Properly bonding and grounded a CSST system can reduce the likelihood of electrical arcing due to an indirect lightning strike. While current manufacturing guidelines and gas fuel codes require direct bonding of newly installed CSST, many installations, particularly older installations, may not meet the current installation requirements.
The Texas State Fire Marshall, in conjunction with the National Association of State Fire Marshalls (NASFM), has launched a safety campaign in Texas to bring awareness as to the importance of properly bonding CSST. The campaign encourages property owners that are aware CSST has been installed on their property to contact a licensed electrical contractor to determine if the gas system is properly bonded. For further information regarding this safety campaign, please visit http://www.btfgaslinesafety.org/ I recommend consulting with the licensed electrician for proper bonding of gas lines and separation from other metallic systems. https://youtu.be/_kv0G4L3TVs
Having a sizeable work platform for service tech’s to easily access equipment in the attic is important. It will allow a technician to be able to efficiently work in front of the applicance without him being concerned he may fall through the attic. It should also result in a lower service bill. Make sure you have enough room, about 2′ wide, for your service professional to easily and safely service appliances in the attic.
The washing machine overflowed and damaged this house. With a laundry room upstairs, installing a pan under the washer can help prevent water damage.
Having a house inspected before you buy is most important and can reveal deficienies in the home and can keep you from getting stuck with those unexpected post closing expenses.
Schedule your home inspection today.
Professional Inspector TREC #2717
Gateway Inspections Inc
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
Prep Your Home Before Your Next Trip
Are you looking forward to a summer vacation? Before packing your bags and hitting the road, here’s a checklist to make sure your home will stay safe and secure until you get back.
Hold, Please: A pile of mail or newspapers on the front porch is like a sign that says, “We’re not home!” Make sure to put your newspapers and mail on hold, or ask a trusted neighbor to gather both for you.
Keep the Lawn Trimmed: Likewise, an overgrown lawn could signal to burglars that the home is temporarily empty. Consider scheduling lawn care while you’re away.
Keep the Lights On: Another way to deter would-be burglars is to install safety lights that have a motion sensor outdoors. Adding a programmable timer for indoor lights is another good idea.
Eyes on the Ground: Consider webcam options to monitor your home, or ask a trusted neighbor to keep an eye on your place while you’re away. Make sure they have your contact information in case something goes wrong and they need to reach you.
Lock Up: Prior to your trip, check that all locking mechanisms function properly and repair any broken locks. Lock all doors, windows and openings like pet doors before you leave.
Unplug: Unplug energy vampires. Doing this will save energy and also help you relax, knowing you didn’t leave something on.
Temperature Control: Close curtains and blinds and adjust your thermostat to the desired temperature for your home while you’re away.
Enjoy your trip knowing that you’ve taken steps to keep your home secure and efficient until you’re back in town!
Thanks for your inspection referrals. To schedule an inspection call or text to 512-639-9905 or email email@example.com.
Have a great summer.
Professional TREC Inspector #2717
During the winter months with the use of fireplaces, candles and extension cords used for Christmas lights remember to test your smoke and carbon monoxide detectors. With the added use of these heating and lighting devices these can put added stress on electrical and heating equipment which could cause fires and/or deplete the oxygen from living and sleeping areas. Be safe this Holiday Season by taking action now to test these safety devices. Have a very Merry Christmas and a Happy and Blessed New Year.