Blog Archives

September 27th, 2022

9/27/2022

15Tools Every Homeowner Should Ownby Nick Gromicko, CMI® and Ben Gromicko

The following items are essential tools, but this list is by no means exhaustive. Feel free to ask an InterNACHI inspector during your next inspection about other tools that you might find useful.

1. Plunger
A clogged sink or toilet is one of the most inconvenient household problems that you will face. With a plunger on hand, however, you can usually remedy these plumbing issues relatively quickly. It is best to have two plungers -- one for the sink and one for the toilet.

2. Combination Wrench SetOne end of a combination wrench set is open and the other end is a closed loop. Nuts and bolts are manufactured in standard and metric sizes, and because both varieties are widely used, you’ll need both sets of wrenches. For the most control and leverage, always pull the wrench toward you, instead of pushing on it. Also, avoid over-tightening.

3. Slip-Joint PliersUse slip-joint pliers to grab hold of a nail, a nut, a bolt, and much more. These types of pliers are versatile because of the jaws, which feature both flat and curved areas for gripping many types of objects. There is also a built-in slip-joint, which allows the user to quickly adjust the jaw size to suit most tasks.

4. Adjustable WrenchAdjustable wrenches are somewhat awkward to use and can damage a bolt or nut if they are not handled properly. However, adjustable wrenches are ideal for situations where you need two wrenches of the same size. Screw the jaws all the way closed to avoid damaging the bolt or nut.

5. Caulking Gun
Caulking is the process of sealing up cracks and gaps in various structures and certain types of piping. Caulking can provide noise mitigation and thermal insulation, and control water penetration. Caulk should be applied only to areas that are clean and dry.

6. Flashlight
None of the tools in this list is of any use if you cannot visually inspect the situation. The problem, and solution, are apparent only with a good flashlight. A traditional two-battery flashlight is usually sufficient, as larger flashlights may be too unwieldy.

7. Tape Measure
Measuring house projects requires a tape measure -- not a ruler or a yardstick. Tape measures come in many lengths, although 25 feet is best. Measure everything at least twice to ensure accuracy.
8. Hacksaw
A hacksaw is useful for cutting metal objects, such as pipes, bolts and brackets. Hacksaws look thin and flimsy, but they’ll easily cut through even the hardest of metals. Blades are replaceable, so focus your purchase on a quality hacksaw frame.

9. Torpedo Level
Only a level can be used to determine if something, such as a shelf, appliance or picture, is correctly oriented. The torpedo-style level is unique because it not only shows when an object is perfectly horizontal or vertical, but it also has a gauge that shows when an object is at a 45-degree angle. The bubble in the viewfinder must be exactly in the middle -- not merely close.

10. Safety Glasses / Goggles
For all tasks involving a hammer or a power tool, you should always wear safety glasses or goggles. They should also be worn while you mix chemicals.

11. Claw Hammer
A good hammer is one of the most important tools you can own. Use it to drive and remove nails, to pry wood loose from the house, and in combination with other tools. They come in a variety of sizes, although a 16-ounce hammer is the best all-purpose choice.

12. Screwdriver Set
It is best to have four screwdrivers: a small and large version of both a flathead and a Phillips-head screwdriver. Electrical screwdrivers are sometimes convenient, but they're no substitute. Manual screwdrivers can reach into more places and they are less likely to damage the screw.
13. Wire Cutters
Wire cutters are pliers designed to cut wires and small nails. The side-cutting style (unlike the stronger end-cutting style) is handy, but not strong enough to cut small nails.
14. Respirator / Safety Mask
While paints and other coatings are now manufactured to be less toxic (and lead-free) than in previous decades, most still contain dangerous chemicals, which is why you should wear a mask to avoid accidentally inhaling. A mask should also be worn when working in dusty and dirty environments. Disposable masks usually come in packs of 10 and should be thrown away after use. Full and half-face respirators can be used to prevent the inhalation of very fine particles that ordinary facemasks will not stop.
15. Duct Tape
This tape is extremely strong and adaptable. Originally, it was widely used to make temporary repairs to many types of military equipment. Today, it’s one of the key items specified for home emergency kits because it is water-resistant and extremely sticky.

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September 19th, 2022

9/19/2022

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Tree Swing Inspection
by Nick Gromicko, CMI® and Kate Tarasenko
A tree swing (or a rope swing or tire swing) is composed of a single rope or chain attached to a high tree branch, along with a seat, which is typically a wooden plank or tire. For many homeowners, tree swings represent fond childhood memories, but this type of DIY play equipment is too often poorly constructed by non-professional builders for their children, who can be unaware of the potential dangers. InterNACHI inspectors who encounter these at property exteriors may wish to alert their clients of some of the hazards they pose.
Consider some recent tragedies. In 2010, a British girl enjoying her tree swing was killed when she was pinned to the ground by the falling silver birch, which is a tree species considered unsuitable for tree swings. That same year, an unsupervised boy accidentally hanged himself when he became tangled in the tree swing’s rope. Children are also killed or injured when ropes snap or hanger brackets dislodge. An article in the journal Pediatrics stated that “Recreational, single-rope tree swing injuries among children resulted in significant morbidity, regardless of the height of the fall. This activity carries a substantial risk for serious injury.”
To prevent accidents, inspectors and their clients can learn about what goes into a properly installed tree swing, and how to inspect them for potential hazards.

Tree Inspection
A sturdy tree is a must for a safe tree swing, but this consideration may be overlooked on properties that lack a variety of healthy trees from which to choose. Also, inspectors should remember that while trees appear stationary, they are actually alive and constantly, albeit slowly, growing and changing shape. As such, branches will “absorb” hanger brackets, and overhead branches will become brittle, gradually transforming what was once a properly installed tree swing into one that is no longer safe to use.
Check for the following indications that the tree will pose dangers to the user:

inappropriate tree choice. According to London Play, an organization that promotes outdoor exercise for children, beech, oak, sycamore and Norway maple are suitable for rope swings, while pine, poplar, spruce, willow and silver birch should be avoided. Cherry, cedar and ash can be used only when their limbs are large and the tree is in good condition;
the branch is too thin. The branch’s minimum thickness depends on the tree species, but, in general, it should be at least 8 inches thick;
bulges, cracks and unusual swelling. These tree defects often lead to limb failure. If possible, the candidate limb should be inspected from above as well as from the ground;
decay, fungus, or signs of hollowing within the tree. Dead wood is often dry and brittle and cannot bend in the wind under the stresses of the weight of a swinging child. Strike the tree at different points with a hammer to test for the sound of hollowing;
poor tree architecture. While a tree that naturally leans may have no structural defects, straight trees that have started to lean recently may be damaged and in danger of collapse;
cracks or seams where the branch forks from the larger limb. Weak unions indicate that the limb is at risk of tearing out; and
dead or hanging branches above the swing. These should be secured or removed, as they are likely to dislodge from the motion of the moving swing.

Read InterNACHI’s article on Tree Dangers for more tips on how to spot dangerous situations posed by trees. Consult a qualified arborist if you have further concerns.

Ground Cover
Whether on purpose or by accident, sooner or later, children will fall from playground equipment, including rope swings, and the extent of their injuries will be determined, in part, by the condition of the ground beneath the swing.
Inspect for the following hazards that may make injuries more likely:

asphalt, concrete or other types of hard surfaces. Grass or bare earth covered with leaves is usually safe, although additional safety can be provided by loose-fill material, such as mulch, wood chips, shredded rubber mulch, or engineered wood fiber. Earth that has been compacted by frequent foot traffic may be too hard;
natural objects that may be tripped over or injure a child, such as rocks, exposed roots, stumps or branches from a neighboring tree. These objects should be removed so that only a flat surface remains;
downward-sloped terrain. This will have the effect of accelerating the speed or adding to the distance for the child to dismount the swing, increasing the likelihood that s/he will trip and fall. Such a slope will also encourage the loss of leaves and other natural loose-fill material to wind and rain; and
safe ground surface that extends only in a narrow path in front of and behind the swing. Tire swings, which permit a swinging motion in any axis, demand a larger safe-ground surface than other rope swings. The U.S. Consumer Product Safety Commission (CPSC) recommends installing a protective surface outward from the swing equal to the suspension rope plus 6 feet.

Water
Tree swings are sometimes installed adjacent to ponds or rivers so the user has the option of a water landing. As exciting as this prospect may be, water presents its own set of dangers. A flotation device may be kept next to the tree so that it can be thrown into the water in case of an emergency.
Also, check for the following:

water depth. Check to make sure that the water is sufficiently and uniformly deep within the fall range;
sharp rocks, branches or other objects that can cause injury; and
obvious exit. A steep-walled river can be difficult to escape, as can swift river currents.

Rope
A tree swing is only as strong as its rope or chain, so care should be taken to choose adequate material.
Check for the following rope defects:

too thin. Rope that is too thin will either not support the weight of a swinging child or be difficult to adequately grasp;
too thick. Ensure that the rope is not so thick that a child cannot easily grasp it. Rope that is an inch to 1-1/2 inches thick is typically sufficient, depending on the material;
inadequate strength. Remember that as the user swings higher and higher, the tension in the rope or chain will equal several times the rider’s weight at the bottom of the arc. Therefore, the rope should be rated to withstand significantly greater weight than that of the intended rider;
abrasiveness. Before wrapping the rope around the tree limb, protect the tree from abrasion and subsequent damage and weakening by wrapping a section of rubber around it; and
unsafe, makeshift or additional ropes. Ensure that the rope does not create strangulation hazards. Also, check for any stray jump ropes, clotheslines, pet leashes, or anything else unnecessarily attached to the tree swing.

Seat
The seat should be high enough so that the user’s legs do not scrape the ground but not so high that the swing isn’t easily accessible or requires unsafe effort for the user to dismount. Remember that tree limbs can sway under the user’s weight, and weaker limbs might permit the seat to get too close to the ground. Sufficient clearance is roughly 10 inches between the ground and the user, which may translate into 16 inches for an unoccupied swing. A seat may be made from a wooden plank, which can be inspected for splinters, or a tire, which is usually suspended in a horizontal orientation using three suspension chains or cables connected to a single swivel mechanism that permits both rotation and a swinging motion in any axis.
The tire may be a discarded vehicle tire or a plastic imitation, but it can present its own set of defects, including:

exposed metal wires. Newer radial tires should not be used for a swing. In fact, the American Society of Testing and Materials (ASTM) explicitly advises against their use because they can become worn, exposing dangerous metal wires. Radial tires should be closely inspected for wear before their use. Older bias tires are usually safer to use for swings;
using a heavy truck tire. This type of tire may be too heavy, causing the hanger clamp to dislodge. According to the ASTM, the entire rope swing assembly should not be greater than 35 pounds;
no water drainage holes. Tires will collect rainwater if they lack holes through which water can drain; and
beehives or hornets’ nests. Carefully inspect the interior of the tire for dangerous animals and insects and their nests, especially stinging insects, which may require special handling in order to remove safely.

Hanger Clamp
Hanger clamps provide a fixed point for the rope and the tree branch to intersect while keeping them properly separated, reducing friction on the rope than can cause it to gradually wear away. The likelihood of failure at this point is increased due to the additional stress of rotational movement and multiple users.
Check for the following defects:

poor clamp location. The hanger should be installed far enough away from the tree trunk that the user cannot inadvertently swing into the tree, especially if the swing permits horizontal motion. Likewise, the hanger should be placed at a point on the branch close enough to the tree trunk that the branch is of desirable strength and thickness;
the clamp is not securely installed. If it detaches, the swing and its rider will fall to the ground. The CPSC has ordered a recall of tire swings manufactured by Miracle Recreation Equipment Company (model #714-852, #714-852-X and #278) for this safety defect due to reported injuries; and
pinch points. Hanger clamps, especially for multi-axis tire swings, should not have any accessible pinch points.

Additional Inspection Tips

Check for signs of vandalism. Even if intended as a harmless prank, disaster can result from a partially cut rope.
Supervise children at play. Children may stand on the swing, swing excessively high to outdo a friend, or spin the swing to create dizziness. A little supervision can mean the difference between childhood antics and serious danger.
Remove drawstrings from children’s clothing, as they can become attached to the moving swing and create a strangulation hazard.
Remove the swing in bad weather if it may become damaged or damage the tree.
Clean, sand and repaint rusted areas as needed.
Occasionally inspect the condition of the equipment for signs of wear (especially after a season of harsh or inclement weather), such as splintering wooden surfaces, damaged suspension ropes, broken and missing components, and bent pipes or tubing.
Ensure that protective caps and plugs which cover bolt and tubing ends are in place and secure.
Periodically oil any moving metal parts.
Maintain loose-fill surfacing beneath the swing.

Other valuable information can be found in IntertNACHI’s article on Playground Equipment Hazards and Inspection.
In summary, tree swings can be great fun if they’re used with safety in mind first and foremost. Use this guide to inspect for their proper installation and maintenance to prevent avoidable and potentially tragic accidents.

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September 11th, 2022

9/11/2022

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Asbestos: Facts and Tips for Home Inspectors and Homeowners

What Is Asbestos?
Asbestos is a mineral fiber that can be positively identified only with a special type of microscope. There are several types of asbestos fibers. In the past, asbestos was added to a variety of products to strengthen them and to provide heat insulation and fire resistance. InterNACHI inspectors can supplement their knowledge with the information offered in this guide.
How Can Asbestos Affect Human Health?
From studies of people who were exposed to asbestos in factories and shipyards, we know that breathing high levels of asbestos fibers can lead to an increased risk of lung cancer in the forms of mesothelioma, which is a cancer of the lining of the chest and the abdominal cavity, and asbestosis, in which the lungs become scarred with fibrous tissue. The risk of lung cancer and mesothelioma increase with the number of fibers inhaled. The risk of lung cancer from inhaling asbestos fibers is also greater if you smoke. People who get asbestosis have usually been exposed to high levels of asbestos for a long time. The symptoms of these diseases do not usually appear until about 20 to 30 years after the first exposure to asbestos.
Most people exposed to small amounts of asbestos, as we all are in our daily lives, do not develop these health problems. However, if disturbed, asbestos material may release asbestos fibers, which can be inhaled into the lungs. The fibers can remain there for a long time, increasing the risk of disease. Asbestos material that would crumble easily if handled, or that has been sawed, scraped, or sanded into a powder, is more likely to create a health hazard.

Where Would Asbestos Be Found, and When Can it Be a Problem?
Most products made today do not contain asbestos. Those few products made which still contain asbestos that could be inhaled are required to be labeled as such. However, until the 1970s, many types of building products and insulation materials used in homes contained asbestos.
Common products that might have contained asbestos in the past, and conditions which may release fibers, include:

steam pipes, boilers and furnace ducts insulated with an asbestos blanket or asbestos paper tape. These materials may release asbestos fibers if damaged, repaired, or removed improperly;
resilient floor tiles (vinyl asbestos, asphalt and rubber), the backing on vinyl sheet flooring, and adhesives used for installing floor tile. Sanding tiles can release fibers, and so may scraping or sanding the backing of sheet flooring during removal;
cement sheet, millboard and paper used as insulation around furnaces and wood-burning stoves. Repairing or removing appliances may release asbestos fibers, and so may cutting, tearing, sanding, drilling, or sawing insulation;
door gaskets in furnaces, wood stoves and coal stoves. Worn seals can release asbestos fibers during use;
soundproofing or decorative material sprayed on walls and ceilings. Loose, crumbly or water-damaged material may release fibers, and so will sanding, drilling or scraping the material;
patching and joint compounds for walls and ceilings, and textured paints. Sanding, scraping, or drilling these surfaces may release asbestos fibers;
asbestos cement roofing, shingles and siding. These products are not likely to release asbestos fibers unless sawed, dilled or cut;
artificial ashes and embers sold for use in gas-fired fireplaces, and other older household products, such as fireproof gloves, stove-top pads, ironing board covers and certain hairdryers; and
automobile brake pads and linings, clutch facings and gaskets.

Where Asbestos Hazards May Be Found in a Home

Some roofing and siding shingles are made of asbestos cement.
Houses built between 1930 and 1950 may have asbestos as insulation.
Asbestos may be present in textured paint and in patching compounds used on wall and ceiling joints. Their use was banned in 1977.
Artificial ashes and embers sold for use in gas-fired fireplaces may contain asbestos.
Older products, such as stove-top pads, may have some asbestos compounds.
Walls and floors around wood-burning stoves may be protected with asbestos paper, millboard or cement sheets.
Asbestos is found in some vinyl floor tiles and the backing on vinyl sheet flooring and adhesives.
Hot water and steam pipes in older houses may be coated with an asbestos material or covered with an asbestos blanket or tape.
Oil and coal furnaces and door gaskets may have asbestos insulation.

What Should Be Done About Asbestos in the Home?
If you think asbestos may be in your home, don't panic. Usually, the best thing to do is to leave asbestos material that is in good condition alone. Generally, material in good condition will not release asbestos fibers. There is no danger unless the asbestos is disturbed and fibers are released and then inhaled into the lungs. Check material regularly if you suspect it may contain asbestos. Don't touch it, but look for signs of wear or damage, such as tears, abrasions or water damage. Damaged material may release asbestos fibers. This is particularly true if you often disturb it by hitting, rubbing or handling it, or if it is exposed to extreme vibration or air flow. Sometimes, the best way to deal with slightly damaged material is to limit access to the area and not touch or disturb it. Discard damaged or worn asbestos gloves, stove-top pads and ironing board covers. Check with local health, environmental or other appropriate agencies to find out proper handling and disposal procedures. If asbestos material is more than slightly damaged, or if you are going to make changes in your home that might disturb it, repair or removal by a professional is needed. Before you have your house remodeled, find out whether asbestos materials are present.

How to Identify Materials That Contain Asbestos
You can't tell whether a material contains asbestos simply by looking at it, unless it is labeled. If in doubt, treat the material as if it contains asbestos, or have it sampled and analyzed by a qualified professional. A professional should take samples for analysis, since a professional knows what to look for, and because there may be an increased health risk if fibers are released. In fact, if done incorrectly, sampling can be more hazardous than leaving the material alone. Taking samples yourself is not recommended. If you nevertheless choose to take the samples yourself, take care not to release asbestos fibers into the air or onto yourself. Material that is in good condition and will not be disturbed (by remodeling, for example) should be left alone. Only material that is damaged or will be disturbed should be sampled.

Anyone who samples asbestos-containing materials should have as much information as possible on the handling of asbestos before sampling and, at a minimum, should observe the following procedures:

Make sure no one else is in the room when sampling is done.
Wear disposable gloves or wash hands after sampling.
Shut down any heating or cooling systems to minimize the spread of any released fibers.
Do not disturb the material any more than is needed to take a small sample.
Place a plastic sheet on the floor below the area to be sampled.
Wet the material using a fine mist of water containing a few drops of detergent before taking the sample. The water/detergent mist will reduce the release of asbestos fibers.
Carefully cut a piece from the entire depth of the material using a small knife, corer or other sharp object. Place the small piece into a clean container (a 35-mm film canister, small glass or plastic vial, or high-quality resealable plastic bag).
Tightly seal the container after the sample is in it.
Carefully dispose of the plastic sheet. Use a damp paper towel to clean up any material on the outside of the container or around the area sampled. Dispose of asbestos materials according to state and local procedures.
Label the container with an identification number and clearly state when and where the sample was taken.
Patch the sampled area with the smallest possible piece of duct tape to prevent fiber release.
Send the sample to an asbestos analysis laboratory accredited by the National Voluntary Laboratory Accreditation Program (NVLAP) at the National Institute of Standards and Technology (NIST). Your state or local health department may also be able to help.

How to Manage an Asbestos Problem
If the asbestos material is in good shape and will not be disturbed, do nothing! If it is a problem, there are two types of corrections: repair and removal. Repair usually involves either sealing or covering asbestos material. Sealing (encapsulation) involves treating the material with a sealant that either binds the asbestos fibers together or coats the material so that fibers are not released. Pipe, furnace and boiler insulation can sometimes be repaired this way. This should be done only by a professional trained to handle asbestos safely. Covering (enclosure) involves placing something over or around the material that contains asbestos to prevent the release of fibers. Exposed insulated piping may be covered with a protective wrap or jacket. With any type of repair, the asbestos remains in place. Repair is usually cheaper than removal, but it may make removal of asbestos later (if found to be necessary) more difficult and costly. Repairs can either be major or minor. Major repairs must be done only by a professional trained in methods for safely handling asbestos. Minor repairs should also be done by professionals, since there is always a risk of exposure to fibers when asbestos is disturbed.

Repairs
Doing minor repairs yourself is not recommended, since improper handling of asbestos materials can create a hazard where none existed. If you nevertheless choose to do minor repairs, you should have as much information as possible on the handling of asbestos before doing anything. Contact your state or local health department or regional EPA office for information about asbestos training programs in your area. Your local school district may also have information about asbestos professionals and training programs for school buildings. Even if you have completed a training program, do not try anything more than minor repairs. Before undertaking minor repairs, carefully examine the area around the damage to make sure it is stable. As a general rule, any damaged area which is bigger than the size of your hand is not considered a minor repair. Before undertaking minor repairs, be sure to follow all the precautions described previously for sampling asbestos material. Always wet the asbestos material using a fine mist of water containing a few drops of detergent. Commercial products designed to fill holes and seal damaged areas are available. Small areas of material, such as pipe insulation, can be covered by wrapping a special fabric, such as re-wettable glass cloth, around it. These products are available from stores (listed in the telephone directory under "Safety Equipment and Clothing") which specialize in asbestos materials and safety items.
Removal is usually the most expensive method and, unless required by state or local regulations, should be the last option considered in most situations. This is because removal poses the greatest risk of fiber release. However, removal may be required when remodeling or making major changes to your home that will disturb asbestos material. Also, removal may be called for if asbestos material is damaged extensively and cannot be otherwise repaired. Removal is complex and must be done only by a contractor with special training. Improper removal may actually increase the health risks to you and your family.

Asbestos Professionals: Who Are They and What Can They Do?
Asbestos professionals are trained in handling asbestos material. The type of professional will depend on the type of product and what needs to be done to correct the problem. You may hire a general asbestos contractor or, in some cases, a professional trained to handle specific products containing asbestos.
Asbestos professionals can conduct inspections, take samples of suspected material, assess its condition, and advise on the corrections that are needed, as well as who is qualified to make these corrections. Once again, material in good condition need not be sampled unless it is likely to be disturbed. Professional correction or abatement contractors repair and remove asbestos materials.
Some firms offer combinations of testing, assessment and correction. A professional hired to assess the need for corrective action should not be connected with an asbestos-correction firm. It is better to use two different firms so that there is no conflict of interest. Services vary from one area to another around the country.
The federal government offers training courses for asbestos professionals around the country. Some state and local governments also offer or require training or certification courses. Ask asbestos professionals to document their completion of federal or state-approved training. Each person performing work in your home should provide proof of training and licensing in asbestos work, such as completion of EPA-approved training. State and local health departments or EPA regional offices may have listings of licensed professionals in your area. If you have a problem that requires the services of asbestos professionals, check their credentials carefully. Hire professionals who are trained, experienced, reputable and accredited -- especially if accreditation is required by state or local laws. Before hiring a professional, ask for references from previous clients. Find out if they were satisfied. Ask whether the professional has handled similar situations. Get cost estimates from several professionals, as the charges for these services can vary.
Though private homes are usually not covered by the asbestos regulations that apply to schools and public buildings, professionals should still use procedures described in federal or state-approved training. Homeowners should be alert to the chance of misleading claims by asbestos consultants and contractors. There have been reports of firms incorrectly claiming that asbestos materials in homes must be replaced. In other cases, firms have encouraged unnecessary removal or performed it improperly. Unnecessary removal is a waste of money. Improper removal may actually increase the health risks to you and your family. To guard against this, know what services are available and what procedures and precautions are needed to do the job properly.
In addition to general asbestos contractors, you may select a roofing, flooring or plumbing contractor trained to handle asbestos when it is necessary to remove and replace roofing, flooring, siding or asbestos-cement pipe that is part of a water system. Normally, roofing and flooring contractors are exempt from state and local licensing requirements because they do not perform any other asbestos-correction work.
Asbestos-containing automobile brake pads and linings, clutch facings and gaskets should be repaired and replaced only by a professional using special protective equipment. Many of these products are now available without asbestos.

If you hire an InterNACHI® inspector who is trained in asbestos inspection:

Make sure that the inspection will include a complete visual examination, and the careful collection and lab analysis of samples. If asbestos is present, the inspector should provide a written evaluation describing its location and extent of damage, and give recommendations for correction or prevention.
Make sure an inspecting firm makes frequent site visits if it is hired to assure that a contractor follows proper procedures and requirements. The inspector may recommend and perform checks after the correction to assure that the area has been properly cleaned.

If you hire a corrective-action contractor:

Check with your local air pollution control board, the local agency responsible for worker safety, and the Better Business Bureau. Ask if the firm has had any safety violations. Find out if there are legal actions filed against it.
Insist that the contractor use the proper equipment to do the job. The workers must wear approved respirators, gloves and other protective clothing.
Before work begins, get a written contract specifying the work plan, cleanup, and the applicable federal, state and local regulations which the contractor must follow (such as notification requirements and asbestos disposal procedures). Contact your state and local health departments, EPA regional office, and the Occupational Safety and Health Administration's regional office to find out what the regulations are. Be sure the contractor follows local asbestos removal and disposal laws. At the end of the job, get written assurance from the contractor that all procedures have been followed.
Assure that the contractor avoids spreading or tracking asbestos dust into other areas of your home. They should seal off the work area from the rest of the house using plastic sheeting and duct tape, and also turn off the heating and air conditioning system. For some repairs, such as pipe insulation removal, plastic bags may be adequate. They must be sealed with tape and properly disposed of when the job is complete.
Make sure the work site is clearly marked as a hazardous area. Do not allow household members or pets into the area until work is completed.
Insist that the contractor apply a wetting agent to the asbestos material with a hand sprayer that creates a fine mist before removal. Wet fibers do not float in the air as easily as dry fibers and will be easier to clean up.
Make sure the contractor does not break removed material into smaller pieces. This could release asbestos fibers into the air. Pipe insulation was usually installed in pre-formed blocks and should be removed in complete pieces.
Upon completion, assure that the contractor cleans the area well with wet mops, wet rags, sponges and/or HEPA (high-efficiency particulate air) vacuum cleaners. A regular vacuum cleaner must never be used. Wetting helps reduce the chance of spreading asbestos fibers in the air. All asbestos materials and disposable equipment and clothing used in the job must be placed in sealed, leakproof, and labeled plastic bags. The work site should be visually free of dust and debris. Air monitoring (to make sure there is no increase of asbestos fibers in the air) may be necessary to assure that the contractor's job is done properly. This should be done by someone not connected with the contractor.

Caution!

Do not dust, sweep or vacuum debris that may contain asbestos. These actions will disturb tiny asbestos fibers and may release them into the air. Remove dust by wet-mopping or with a special HEPA vacuum cleaner used by trained asbestos contractors.

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Carbon Monoxide Poisoning and Detectors

9/11/2022

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by Nick Gromicko, CMI®
Carbon monoxide (CO) is a colorless, odorless, poisonous gas that forms from incomplete combustion of fuels, such as natural or liquefied petroleum gas, oil, wood or coal.
Facts and Figures

480 U.S. residents died between 2001 and 2003 from non-fire-related carbon-monoxide poisoning.
Most CO exposures occur during the winter months, especially in December (including 56 deaths, and 2,157 non-fatal exposures), and in January (including 69 deaths and 2,511 non-fatal exposures). The peak time of day for CO exposure is between 6 and 10 p.m.
Many experts believe that CO poisoning statistics understate the problem. Because the symptoms of CO poisoning mimic a range of common health ailments, it is likely that a large number of mild to mid-level exposures are never identified, diagnosed, or accounted for in any way in carbon monoxide statistics.
Out of all reported non-fire carbon-monoxide incidents, 89% or almost nine out of 10 of them take place in a home.

Physiology of Carbon Monoxide Poisoning
When CO is inhaled, it displaces the oxygen that would ordinarily bind with hemoglobin, a process the effectively suffocates the body. CO can poison slowly over a period of several hours, even in low concentrations. Sensitive organs, such as the brain, heart and lungs, suffer the most from a lack of oxygen.
High concentrations of carbon monoxide can kill in less than five minutes. At low concentrations, it will require a longer period of time to affect the body. Exceeding the EPA concentration of 9 parts per million (ppm) for more than eight hours may have adverse health affects. The limit of CO exposure for healthy workers, as prescribed by the U.S. Occupational Health and Safety Administration, is 50 ppm.

Potential Sources of Carbon Monoxide
Any fuel-burning appliances which are malfunctioning or improperly installed can be a source of CO, such as:

furnaces;
stoves and ovens;
water heaters;
dryers;
room and space heaters;
fireplaces and wood stoves;
charcoal grills;
automobiles;
clogged chimneys or flues;
space heaters;
power tools that run on fuel;
gas and charcoal grills;
certain types of swimming pool heaters; and
boat engines.

CO Detector Placement
CO detectors can monitor exposure levels, but do not place them:

directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up;
within 15 feet of heating and cooking appliances, or in or near very humid areas, such as bathrooms;
within 5 feet of kitchen stoves and ovens, or near areas locations where household chemicals and bleach are stored (store such chemicals away from bathrooms and kitchens, whenever possible);
in garages, kitchens, furnace rooms, or in any extremely dusty, dirty, humid, or greasy areas;
in direct sunlight, or in areas subjected to temperature extremes. These include unconditioned crawlspaces, unfinished attics, un-insulated or poorly insulated ceilings, and porches;
in turbulent air near ceiling fans, heat vents, air conditioners, fresh-air returns, or open windows. Blowing air may prevent carbon monoxide from reaching the CO sensors.

Do place CO detectors:

within 10 feet of each bedroom door and near all sleeping areas, where it can wake sleepers. The Consumer Product Safety Commission (CPSC) and Underwriters Laboratories (UL) recommend that every home have at least one carbon monoxide detector for each floor of the home, and within hearing range of each sleeping area;
on every floor of your home, including the basement (source: International Association of Fire Chiefs/IAFC);
near or over any attached garage. Carbon monoxide detectors are affected by excessive humidity and by close proximity to gas stoves (source: City of New York);
near, but not directly above, combustion appliances, such as furnaces, water heaters, and fireplaces, and in the garage (source: UL); and
on the ceiling in the same room as permanently installed fuel-burning appliances, and centrally located on every habitable level, and in every HVAC zone of the building (source: National Fire Protection Association 720). This rule applies to commercial buildings.

In North America, some national, state and local municipalities require installation of CO detectors in new and existing homes, as well as commercial businesses, among them: Illinois, Massachusetts, Minnesota, New Jersey, Vermont and New York City, and the Canadian province of Ontario. Installers are encouraged to check with their local municipality to determine what specific requirements have been enacted in their jurisdiction.
How can I prevent CO poisoning?

Purchase and install carbon monoxide detectors with labels showing that they meet the requirements of the new UL standard 2034 or Comprehensive Safety Analysis 6.19 safety standards.
Make sure appliances are installed and operated according to the manufacturer's instructions and local building codes. Have the heating system professionally inspected by an InterNACHI inspector and serviced annually to ensure proper operation. The inspector should also check chimneys and flues for blockages, corrosion, partial and complete disconnections, and loose connections.
Never service fuel-burning appliances without the proper knowledge, skill and tools. Always refer to the owner's manual when performing minor adjustments and when servicing fuel-burning equipment.
Never operate a portable generator or any other gasoline engine-powered tool either in or near an enclosed space, such as a garage, house or other building. Even with open doors and windows, these spaces can trap CO and allow it to quickly build to lethal levels.
Never use portable fuel-burning camping equipment inside a home, garage, vehicle or tent unless it is specifically designed for use in an enclosed space and provides instructions for safe use in an enclosed area.
Never burn charcoal inside a home, garage, vehicle or tent.
Never leave a car running in an attached garage, even with the garage door open.
Never use gas appliances, such as ranges, ovens or clothes dryers to heat your home.
Never operate un-vented fuel-burning appliances in any room where people are sleeping.
During home renovations, ensure that appliance vents and chimneys are not blocked by tarps or debris. Make sure appliances are in proper working order when renovations are complete.
Do not place generators in the garage or close to the home. People lose power in their homes and get so excited about using their gas-powered generator that they don't pay attention to where it is placed. The owner's manual should explain how far the generator should be from the home.
Clean the chimney. Open the hatch at the bottom of the chimney to remove the ashes. Hire a chimney sweep annually.
Check vents. Regularly inspect your home's external vents to ensure they are not obscured by debris, dirt or snow.

In summary, carbon monoxide is a dangerous poison that can be created by various household appliances. CO detectors must be placed strategically throughout the home or business in order to alert occupants of high levels of the gas.

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September 02nd, 2022

9/2/2022

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Ten Tips to Speed Up Your Home Inspection
Speed up your home sale by preparing your home ahead of time using the following tips. Your home inspection will go smoother, with fewer concerns to delay closing.

1. Confirm that that the water, electrical and gas services are turned on (including pilot lights).
2. Make sure your pets won't hinder your home inspection. Ideally, they should be removed from the premises or secured outside. Tell your agent about any pets at home.
3. Replace burned-out light bulbs to avoid a "light is inoperable" report that may suggest an electrical problem.
4. Test smoke and carbon monoxide detectors, and replace dead batteries.
5. Clean or replace dirty HVAC air filters. They should fit securely.
6. Remove stored items, debris and wood from the foundation. These may be cited as "conducive conditions" for termites.
7. Remove items blocking access to HVAC equipment, electrical service panels, the water heater, attic and crawlspace.
8. Unlock any locked areas that your home inspector must access, such as the attic door or hatch, the electrical service panel, the door to the basement, and any exterior gates.
9. Trim tree limbs so that they're at least 10 feet away from the roof. Trim any shrubs that are too close to the house and can hides pests or hold moisture against the exterior.
10. Repair or replace any broken or missing items, such as doorknobs, locks or latches, windowpanes or screens, gutters or downspouts, or chimney caps.

Checking these areas before your home inspection is an investment in selling your property. Better yet, have your InterNACHI inspector ensure that your home is Move-In Certified™. Your real estate agent will thank you!

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Hunting for Peace of Mind

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Carbon Monoxide Poisoning and Detectors

September 02nd, 2022

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