It's cold out there.

Oh boy it's cold outside!!!

The temps sure have dropped here in the Chicago area the past day. Who doesn't like to stay warm after a long day at work by taking a soak in the Jacuzzi or hot tub? If you do, please take a few moments to read this article.

Anti-Scald Valves

by Nick Gromicko

Anti-scald valves, also known as tempering valves and mixing valves, mix cold water in with outgoing hot water so that the hot water that leaves a fixture is not hot enough to scald a person.

Facts and Figures

• Scalds account for 20% of all burns.
• More than 2,000 American children are scalded each year, mostly in the bathroom and kitchen.
• Scalding and other types of burns require costly and expensive hospital stays, often involving skin grafts and plastic surgery.
• Scalding may lead to additional injuries, such as falls and heart attacks, especially among the elderly.
• Water that is 160º F can cause scalding in 0.5 seconds.

Unwanted temperature fluctuations are an annoyance and a safety hazard. When a toilet is flushed, for instance, cold water flows into the toilet’s tank and lowers the pressure in the cold-water pipes. If someone is taking a shower, they will suddenly feel the water become hotter as less cold water is available to the shower valve. By the same principle, the shower water will become colder when someone in the house uses the hot-water faucet. This condition is exacerbated by plumbing that’s clogged, narrow, or installed in showers equipped with low-flow or multiple showerheads. A sudden burst of hot water can cause serious burns, particularly in young children, who have thinner skin than adults. Also, a startling thermal shock – hot or cold – may cause a person to fall in the shower as he or she scrambles on the slippery surface to adjust the water temperature. The elderly and physically challenged are at particular risk.

Anti-scald valves mitigate this danger by maintaining water temperature at a safe level, even as pressures fluctuate in water supply lines. They look similar to ordinary shower and tub valves and are equipped with a special diaphragm or piston mechanism that immediately balances the pressure of the hot- and cold-water inputs, limiting one or the other to keep the temperature within a range of several degrees. As a side effect, the use of an anti-scald valve increases the amount of available hot water, as it is drawn more slowly from the water heater. Inspectors and homeowners may want to check with the authority having jurisdiction (AHJ) to see if these safety measures are required in new construction in their area.

Installation of anti-scald valves is typically simple and inexpensive. Most models are installed in the hot-water line and require a cold-water feed. They also require a swing check valve on the cold-water feed line to prevent hot water from entering the cold-water system. They may be installed at the water heater to safeguard the plumbing for the whole building, or only at specific fixtures.

The actual temperature of the water that comes out of the fixture may be somewhat different than the target temperature set on the anti-scald valve. Such irregularities may be due to long, uninsulated plumbing lines or defects in the valve itself. Users may fine-tune the valve with a rotating mechanism that will allow the water to become hotter or colder, depending on which way it’s turned. Homeowners may contact an InterNACHI inspector or a qualified plumber if they have further questions or concerns.

In summary, anti-scald valves are used to reduce water temperature fluctuations that may otherwise inconvenience or harm unsuspecting building occupants.

But my Home Inspector didn't.....................................

But my Home Inspector didn't...............

Have you had a home inspection and later read the report only to find that the home inspector did not check over what you thought they were going to look at? Maybe some items include: Sewer Lines, Mold, Radon, Permits for additions, structural load, and HVAC capacity and efficiency to name a few.

Lets start with this: 

Did the inspector prepare and have you sign a "Pre Inspection Agreement" or PIA? In this "contract" it should have spelled out what what they were and were not going to inspect. In Illinois and most states, there is a statute in which it defines what the inspector shall inspect, if receiving compensation. In Illinois that SOP can be found here. If an inspector cannot inspect an item, they should have explained why in the report. Most non-inspected items are for lack of access or weather and safety.

Does the inspector have the training and qualifications for additional items to be assessed. This could be mold, radon, asbestos and many more. Some of these items also carry an additional liability for the inspector as well. 

If you had an inspection on a house that obviously had an addition put onto it, did the inspector check for permits being issued for said addition? Many inspectors do not do this service as it could take weeks, in some jurisdictions, to find out the results. This can needlessly hold up the process of selling the house. In most instances, the seller will readily provide that information. Remember this: if you go to sell that house that had an addition put on and permits were NOT issued and there is a deficiency, you are ultimately responsible to bringing up deficient items into code.

Speaking of "code". Home Inspections are this: a non-destructive evaluation of the house and its systems. Although inspections are performed to do this through "common construction codes", this does not mean they are necessarily "code compliant". Authority having jurisdiction, or AHJ, is simply stating that each county, township, town, city, village will each have their own building codes the follow. Many will be similar, but some may be more stringent than others. For example: if the waste plumbing is determined to be ok having PVC in one town, the other town may still require cast iron waste plumbing. That is not a defective issue then in one inspection.

To sum up: do your due diligence. Ask the inspector what they will inspect. Make sure they give the PIA and have time to review it. When in doubt, ask. A truly trustworthy inspector will anser your questions. If they do not have an answer, they will find the answer for you. 

Until next time

Check out my website at: www.righthomeinspect.com

Tis the Season.....

Merry Christmas and Happy Holidays to all.

Take a few moments to read the following article regarding electrical safety presented by InterNACHI, and keep it in mind when putting up your outside decorations.

Electrical Safety

Electricity is an essential part of our lives. However, it has the potential to cause great harm. Electrical systems will function almost indefinitely, if properly installed and not overloaded or physically abused. Electrical fires in our homes claim the lives of 485 Americans each year and injure 2,305 more. Some of these fires are caused by electrical system failures and appliance defects, but many more are caused by the misuse and poor maintenance of electrical appliances, incorrectly installed wiring, and overloaded circuits and extension cords.  

 

Some safety tips to remember:

 

• Never use anything but the proper fuse to protect a circuit.
• Find and correct overloaded circuits. 
• Never place extension cords under rugs. 
• Outlets near water should be GFCI-type outlets. 
• Don't allow trees near power lines to be climbed. 
• Keep ladders, kites, equipment and anything else away from overhead power lines. 

Electrical Panels

 

Electricity enters the home through a control panel and a main switch where one can shut off all the power in an emergency. These panels are usually located in the basement. Control panels use either fuses or circuit breakers. Install the correct fuses for the panel. Never use a higher-numbered fuse or a metallic item, such as a penny. If fuses are used and there is a stoppage in power, look for the broken metal strip in the top of a blown fuse. Replace the fuse with a new one marked with the correct amperage. Reset circuit breakers from "off" to "on." Be sure to investigate why the fuse or circuit blew. Possible causes include frayed wires, overloaded outlets, or defective appliances. Never overload a circuit with high-wattage appliances. Check the wattage on appliance labels. If there is frayed insulation or a broken wire, a dangerous short circuit may result and cause a fire. If power stoppages continue or if a frayed or broken wire is found, contact an electrician.

 

Outlets and Extension Cords

Make sure all electrical receptacles or outlets are three-hole, grounded outlets. If there is water in the area, there should be a GFCI or ground-fault circuit interrupter outlet. All outdoor outlets should be GFCIs. There should be ample electrical capacity to run equipment without tripping circuit breakers or blowing fuses. Minimize extension cord use. Never place them under rugs. Use extension cords sparingly and check them periodically. Use the proper electrical cord for the job, and put safety plugs in unused outlets.

Electrical Appliances

Appliances need to be treated with respect and care. They need room to breathe. Avoid enclosing them in a cabinet without proper openings, and do not store papers around them. Level appliances so they do not tip. Washers and dryers should be checked often. Their movement can put undue stress on electrical connections. If any appliance or device gives off a tingling shock, turn it off, unplug it, and have a qualified person correct the problem. Shocks can be fatal. Never insert metal objects into appliances without unplugging them. Check appliances periodically to spot worn or cracked insulation, loose terminals, corroded wires, defective parts and any other components that might not work correctly. Replace these appliances or have them repaired by a person qualified to do so.

 

Electrical Heating Equipment

Portable electrical heating equipment may be used in the home as a supplement to the home heating system. Caution must be taken when using these heating supplements. Keep them away from combustibles, and make sure they cannot be tipped over. Keep electrical heating equipment in good working condition. Do not use them in bathrooms because of the risk of contact with water and electrocution. Many people use electric blankets in their homes. They will work well if they are kept in good condition. Look for cracks and breaks in the wiring, plugs and connectors. Look for charred spots on both sides. Many things can cause electric blankets to overheat. They include other bedding placed on top of them, pets sleeping on top of them, and putting things on top of the blanket when it is in use. Folding the blankets can also bend the coils and cause overheating.

 

Children

Electricity is important to the workings of the home, but can be dangerous, especially to children. Electrical safety needs to be taught to children early on. Safety plugs should be inserted in unused outlets when toddlers are in the home. Make sure all outlets in the home have face plates. Teach children not to put things into electrical outlets and not to chew on electrical cords. Keep electrical wiring boxes locked. Do not allow children to come in contact with power lines outside. Never allow them to climb trees near power lines, utility poles or high tension towers.

 

Electricity and Water

A body can act like a lightning rod and carry the current to the ground. People are good conductors of electricity, particularly when standing in water or on a damp floor. Never use any electrical appliance in the tub or shower. Never touch an electric cord or appliance with wet hands. Do not use electrical appliances in damp areas or while standing on damp floors. In areas where water is present, use outlets with GFCIs. Shocks can be fatal.

 

Animal Hazards

Mice and other rodents can chew on electrical wires and damage them. If rodents are suspected or known to be in the home, be aware of the damage they may cause, and take measures to get rid of them.

 

Outside Hazards

There are several electrical hazards outside the home. Be aware of overhead and underground power lines. People have been electrocuted when an object they are moving has come in contact with the overhead power lines. Keep ladders, antennae, kites and poles away from power lines leading to the house and other buildings. Do not plant trees, shrubs or bushes under power lines or near underground power lines. Never build a swimming pool or other structure under the power line leading to your house. Before digging, learn the location of underground power lines.

Do not climb power poles or transmission towers. Never let anyone shoot or throw stones at insulators. If you have an animal trapped in a tree or on the roof near electric lines, phone your utility company. Do not take a chance of electrocuting yourself. Be aware of weather conditions when installing and working with electrical appliances. Never use electrical power tools or appliances with rain overhead or water underfoot. Use only outdoor lights, fixtures and extension cords. Plug into outlets with a GFCI. Downed power lines are extremely dangerous. If you see a downed power line, call the electric company, and warn others to stay away. If a power line hits your car while you are in it, stay inside unless the car catches fire. If the car catches fire, jump clear without touching metal and the ground at the same time.

 

MORE SAFETY PRECAUTIONS :

• Routinely check your electrical appliances and wiring.
• Hire an InterNACHI inspector. InterNACHI inspectors must pass rigorous safety training and are knowledgeable in the ways to reduce the likelihood of electrocution.
• Frayed wires can cause fires. Replace all worn, old and damaged appliance cords immediately.
• Use electrical extension cords wisely and don't overload them.
• Keep electrical appliances away from wet floors and counters; pay special care to electrical appliances in the bathroom and kitchen.
• Don't allow children to play with or around electrical appliances, such as space heaters, irons and hair dryers.
• Keep clothes, curtains and other potentially combustible items at least 3 feet from all heaters.
• If an appliance has a three-prong plug, use it only in a three-slot outlet. Never force it to fit into a two-slot outlet or extension cord.
• Never overload extension cords or wall sockets. Immediately shut off, then professionally replace, light switches that are hot to the touch, as well as lights that flicker. Use safety closures to childproof electrical outlets.
• Check your electrical tools regularly for signs of wear. If the cords are frayed or cracked, replace them. Replace any tool if it causes even small electrical shocks, overheats, shorts out or gives off smoke or sparks.

In summary, household electrocution can be prevented by following the tips offered in this guide and by hiring an InterNACHI inspector.

It's been a while.....

It certainly has been a while since my last blog post. Some have asked if I am still performing Home Inspections. Yes I am. Some have asked if I am healthy. Yes I am. Most have asked "What's up?". Well.......nothing that many people haven't gone through and many others will go through soon enough.

This past summer when things were supposed to be ALIVE, I saw an important person to me fade away. Over the past few years my father lived with kidney cancer. He found out only after breaking his arm. He broke his arm while jumping into a pool. He did not hit anything, it just broke, due to a cyst as a result of the kidney cancer that already spread. The fun he was having when he broke his arm came after FINALLY retiring from Com Ed after 47 long years. He was supposed to START living and continuing his fun ways, but in earnest. This was NOT how retirement is supposed to be! Instead it was test after test, kidney removal, trial drugs (to help others in the future) and things "you are not supposed to eat and do". This past summer is when things started slowing down for him and organs not working like they are supposed to. We (his family and friends) like to say "He won his battle with cancer on Sept. 23rd". No more wondering when the end will be. No more doctors appointments. No more "don't do this" and "don't eat that".

So what does this have to do with Home Inspections?????????
Absolutely nothing! But I am glad I slowed down voluntarily this summer to put my mind where it was supposed to be.

I ask that everyone who reads this takes time to value what is important in your lives and not pretend things are OK when they are not. It is OK to say to yourself "Slow down". Take care of the things that need taking care of and don't over-burden yourself. I can say that slowing down and taking advice of friends and focusing on important issues certainly helped me get through the passing of my Dad, and I know will help me forge into the future without him, along with helping others that need help. A quote "borrowed" from a friend:  We are given only a certain amount of breaths in this lifetime, and do not know when they will come to an end. We are not guaranteed the next minute, hour, day, week, month, year and so on. That is why we need to live IN the moment- BY the moment, and enjoy what life has to offer.

Happy Thanksgiving, Merry Christmas, Happy New Year and Happy Holidays!

Peace, Courage and good health to all!!

Now.......who needs a top-quality Home Inspection in the Chicago area????

Memorial Day 2015

Let us all remember why we even have a Memorial Day. It is celebrated to thank and "memorialize" those that have gone before us to make sure we all have the freedoms we enjoy.

With that in mind, many of us will gather to celebrate those freedoms and remember our loved ones and others that have fought for our nation. When we celebrate, the number one activity is Bar Be Queing/grilling/smoking during the weekend. Please take these tips into consideration, and enjoy the weekend!!

As always, check out www.righthomeinspect.com for all of your inspection needs, and like us on facebook.com/rightathomeinspectionsandsolutions .

Barbeque Safety

by Nick Gromicko

 

 

With barbeque season already here, homeowners should heed the following safety precautions in order to keep their families and property safe.

• Propane grills present an enormous fire hazard, as the Consumer Product Safety Commission (CPSC) is aware of more than 500 fires that result annually from their misuse or malfunction. The following precautions are recommended specifically when using propane grills:
  • Store propane tanks outdoors and never near the grill or any other heat source. In addition, never store or transport them in your car’s trunk.
  • Make sure to completely turn off the gas after you have finished, or when you are changing the tank. Even a small gas leak can cause a deadly explosion. 
  • Check for damage to a tank before refilling it, and only buy propane from reputable suppliers.
  • Never use a propane barbecue grill on a terrace, balcony or roof, as this is dangerous and illegal.
  • No more than two 20-pound propane tanks are allowed on the property of a one- or two-family home.
  • To inspect for a leak, spray a soapy solution over the connections and watch for bubbles. If you see evidence of a leak, reconnect the components and try again. If bubbles persist, replace the leaking parts before using the grill.
  • Make sure connections are secure before turning on the gas, especially if the grill hasn’t been used in months. The most dangerous time to use a propane grill is at the beginning of the barbeque season.
  • Ignite a propane grill with the lid open, not closed. Propane can accumulate beneath a closed lid and explode.
  • When finished, turn off the gas first, and then the controls. This way, residual gas in the pipe will be used up.

• Charcoal grills pose a serious poisoning threat due to the venting of carbon monoxide (CO). The CPSC estimates that 20 people die annually from accidentally ingesting CO from charcoal grills.  These grills can also be a potential fire hazard. Follow these precautions when using charcoal grills:
  • Never use a charcoal grill indoors, even if the area is ventilated. CO is colorless and odorless, and you will not know you are in danger until it is too late.
  • Use only barbeque starter fluid to start the grill, and don’t add the fluid to an open flame. It is possible for the flame to follow the fluid’s path back to the container as you're holding it.
  • Let the fluid soak into the coals for a minute before igniting them to allow explosive vapors to dissipate.
  • Charcoal grills are permitted on terraces and balconies only if there is at least 10 feet of clearance from the building, and a water source immediately nearby, such as a hose (or 4 gallons of water).
  • Be careful not to spill any fluid on yourself, and stand back when igniting the grill. Keep the charcoal lighter fluid container at a safe distance from the grill.
  • When cleaning the grill, dispose of the ashes in a metal container with a tight lid, and add water. Do not remove the ashes until they have fully cooled.
  • Fill the base of the grill with charcoal to a depth of no more than 2 inches.

• Electric grills are probably safer than propane and charcoal grills, but safety precautions need to be used with them as well. Follow these tips when using electric grills:
  • Do not use lighter fluid or any other combustible materials. 
  • When using an extension cord, make sure it is rated for the amperage required by the grill. The cord should be unplugged when not in use, and out of a busy foot path to prevent tripping.
  • As always, follow the manufacturer's instructions.
    

Safety Recommendations for General Grill Use

• Always make sure that the grill is used in a safe place, where kids and pets won't touch or bump into it. Keep in mind that the grill will still be hot after you finish cooking, and anyone coming into contact with it could be burned.
• If you use a grill lighter, make sure you don't leave it lying around where children can reach it. They will quickly learn how to use it.
• Never leave the grill unattended, as this is generally when accidents happen.
• Keep a fire extinguisher or garden hose nearby.
• Ensure that the grill is completely cooled before moving it or placing it back in storage.
• Ensure that the grill is only used on a flat surface that cannot burn, and well away from any shed, trees or shrubs.
• Clean out the grease and other debris in the grill periodically. Be sure to look for rust or other signs of deterioration.
• Don't wear loose clothing that might catch fire while you're cooking.
• Use long-handled barbecue tools and flame-resistant oven mitts.
• Keep alcoholic beverages away from the grill; they are flammable!

In summary, homeowners should exercise caution when using any kind of grill, as they can harm life and property in numerous ways. 

Warm weather is here. Tips on Air Conditioning.

Buying a bigger room air conditioner won't necessarily make you feel more comfortable during the hot summer months. In fact, a room air conditioner that's too big for the area it is supposed to cool will perform less efficiently and less effectively than a smaller, properly sized unit. The reason: an oversized unit will cool the room(s) to the thermostat set-point before proper dehumidification occurs, making the area feel “clammy” and uncomfortable. Central air-conditioning systems need to be sized by professionals. If you have a central air system in your home, set the fan to shut off at the same time as the compressor, which is usually done by setting the "auto" mode on the fan setting. In other words, don't use the system's central fan to provide air circulation -- use circulating fans in individual rooms.
Instead of air-conditioning, consider installing a whole-house fan. Whole-house fans work in many climates and help cool your home by pulling cool air through the house and exhausting warm air through the attic. Use the fan most effectively to cool down your house during cooler times of the day: your home will stay cooler through the hotter times of the day without using the fan.

Cooling Tips

• Set your thermostat at as high a temperature as comfortably possible in the summer, and ensure humidity control if needed. The smaller the difference between the indoor and outdoor temperatures, the lower your overall cooling bill will be.
• Avoid setting your thermostat at a colder setting than normal when you turn on your air conditioner. It will not cool your home any faster and could result in excessive cooling and, therefore, unnecessary expense.
• Consider using an interior fan along with your window air conditioner to spread the cooled air through your home without greatly increasing your power use.
• Avoid placing appliances that give off heat such as lamps or TVs near a thermostat.

Long-Term Savings Tips

• If your air conditioner is old, consider buying an energy-efficient model. Look for the ENERGY STAR® and EnergyGuide labels -- qualified room air conditioners are 10% more efficient, and qualified central units are about 15% more efficient than standard models.
• Consider installing a whole-house fan or evaporative cooler if appropriate for your climate.

Above tips are from energy.gov.

Home Maintenance- Is it Worth It?? 05-05-15

Home Maintenance Costs

Every house needs servicing and sometimes a professional is required so it is important to be aware of home maintenance costs. Many DIY-er's like to tackle tasks by themselves and save money, but work needs to be done correctly to reap the benefits. It can be more costly if work is done and incorrectly and results in the need for additional repairs. If you are unsure, call a professional. Have a separate calendar for house care so you have time to call different companies to find the one that best suites your needs and budget

Home Maintenance Services

There are some tasks that are much more suited for professionals while others are very simple for house owners. For example, changing a furnace filter is well within the capability of anyone interested in maintenance. On the other end, cleaning a chimney requires a set of specific tools and the need to scale the roof. If the task is dangerous and seems too complex, don’t be afraid to call upon help. You best bet is get a pro to help you the first time around and watch the method. Ask the service person questions and try to be involved in the process.Check your local jurisdiction as they may require permits, and ALWAYS find someone licensed AND insured.

Home Maintenance Costs

The big question is how much will all of these service calls cost? Generally speaking, a service call will be a minimum of $50-$85 just for a person to show up. If the task is less than an hour and doesn’t require any additional resources, then you could escape with just the initial fee. If additional time or materials is required the costs can sky rocket.
The recommended budget per year is 1-2% of your home’s value. That would mean $1-2,000 per year on a $100,000 home. It is good to have this budget set aside, but what is really involved in this budget?
Here are some good examples and some estimates:

• Air Conditioner: $50-150 per condenser/evaporator
• Furnace: $100-200
• Chimney Flue Cleaning: $100-200
• Water Heater Tank Cleaning: $75-150

All in all, remember this: you paid good hard-earned money for your house. You should maintain it to the best of your ability and you will be happy knowing that your house and it's systems will last a long time.


Until next time.....
Mark