Curtis Petty

Accurate Home Inspection of Atlanta

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Study performed in 2002:

The new water pipping used in newly constructed homes in the last 8yrs is called Pex pipping. Over 400 samples were collected from 15 different homes. Some these homes were over a half million dollar homes. These samples were collected, and tested by a PH.D Physical Chemistry and cosiderable experience in water chemistry. The two predominant chemicals in the driking water of these homes were methyl tertiary butyl ether (MTBE) and tertiary butyl alcohol (t-butanol). All these home's used pex pipping. The t-butanol always exceeded the concentration of MTBE significantly, but the two chemicals often accompanied each other. Concentrations of t-butanol and MTBE in these 15 different newly constructed homes with pex pipping over a period of five months, and is still ongoing, were found as high as 52,000 ppb and 690 ppb respectively. Higher concentrations were found in homes lines left stagnant for long periods in town. These were all brand new homes and water stagnantions was not unreasonable. Furthermore, no warnings were given to homeowners to flush the drinking lines before drinking or using the water. In addition to these in-home test, a performed controled laborator type exposure experiement on newly purchased PEX tubing, purchased in two differant cities, and found similar results.

There are three different methods to manufacture PEX tubing. One method uses t-butyl peroxide as the cross link catalyst. All lab evidence points to peroxide as the source of t-butanol and MTBE in these newly constructed homes. Evidently, the peroxide is not completely consumed in the cross-linking process and therefore some excess peroxide remains in the PEX. This peroxide is water soluble and is leached from the tubing into the drinking water. After entering the drinking water it is hodrolyzed into t-butanol and MTBE. The longer water sits in the tubing the higher the concentrations.

I'm not aware of any Federal EPA Drinking water Standards on t-butanol or MTBE beyond taste and order. However, California has has a Maximum Contamination Level (MCL) on MTBE of 13 ppb, and a action level on t-butanol over 12 ppb. Using California definition of action level, it would be possible to concluded that levels above 12-13 ppb limits might possibly pose a health risk to people ingesting the water on a daily basis.Clearly,someone who is allergic to t-butanol or MTBE could adversely affected. For example, since t-butanol is said to have the same physiological response as ethanol, a recovered alcoholic may face the increase risk of relapse.

Some plumbers are reluctant to use PEX piping due to a lack of experience with installation methods and design requirements

• Some jurisdictions prohibit the use of PEX piping for water supply plumbing even though PEX pipe is approved for use in all model codes

• Codes were originally written for rigid trunk and branch systems; while they have now been amended to include PEX piping systems, they do not provide many system design details

• There is a perception among some that PEX piping systems are inferior as a building product, generally based on knowledge of past failures of PB piping systems.Although these hurdles exist, the following are among the many benefits of PEX piping systems.

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Safety Guidelines for Home Pools

Swimming pools should always be happy places.Unfortunately, each year thousands of American families confront swimming pool tragedies, drowning's and near-drowning's of young children. These tragedies are preventable. These are guidelines for pool barriers that can help prevent most submersion incidents involving young children. This designed for use by owners, purchasers, and builders of residential pools, spas, and hot tubs. These guidelines are not intended as the sole method to minimize pool drowning of young children, just helpful safety tips for safer pools.

Each year, hundreds of young children die and thousands come close to death due to submersion in residential swimming pools. CPSC has estimated that each year about 300 children under 5 years old drown in swimming pools. Hospital emergency room treatment is required for more than 2,000 children under 5 years of age who were submerged in residential pools. CPSC did an extensive study of swimming pool accidents, both fatal drowning's and near-fatal submersions, in California, Arizona and Florida, states in which home swimming pools are very popular and in use during much of the year.

• In California, Arizona and Florida, drowning was the leading cause of accidental death in and around the home for children under the age of 5 years.
• 75 percent of the children involved in swimming pool submersion or drowning accidents were between 1 and 3 years old.
• Boys between 1 and 3 years old were the most likely victims of fatal drowning's and near-fatal submersions in residential swimming pools.
• Most of the victims were being supervised by one or both parents when the swimming pool accident occurred.
• Nearly half of the child victims were last seen in the house before the pool accident occurred. In addition, 23 percent of the accident victims were last seen on the porch or patio, or in the yard.
• This means that fully 69 percent of the children who became victims in swimming pool accidents were not expected to be in or at the pool, but were found drowned or submerged in the water.
• 65 percent of the accidents occurred in a pool owned by the victims immediate family, and 33 percent of the accidents occurred in pools owned by relatives or friends.
• Fewer than 2 percent of the pool accidents were a result of children trespassing on property where they didnt live or belong.
• 77 percent of the swimming pool accident victims had been missing for five minutes or less when they were found in the pool drowned or submerged.
  

The speed with which swimming pool drowning's and submersions can occur is a special concern: by the time a childs absence is noted, the child may have drowned. Anyone who has cared for a toddler knows how fast young children can move. Toddlers are inquisitive and impulsive and lack a realistic sense of danger. These behaviors, coupled with a childs ability to move quickly and unpredictably make swimming pools particularly hazardous for households with young children.

Swimming pool drowning's of young children have another particularly insidious feature: these are silent deaths. It is unlikely that splashing or screaming will occur to alert a parent or caregiver that a child is in trouble. The best way to reduce child drowning's in residential pools was for pool owners to construct and maintain barriers that would prevent young children from gaining access to pools. However, there are no substitutes for diligent supervision. Why the Swimming Pool Guidelines Were Developed Young child can get over a pool barrier if the barrier is too low or if the barrier has handholds or footholds for a child to use when climbing. The guidelines recommend that the top of a pool barrier be at least 48 inches above grade, measured on the side of the barrier which faces away from the swimming pool. Eliminating handholds and footholds and minimizing the size of openings in a barriers construction. For a solid barrier no indentations or protrusions should be present, other than normal construction tolerances and masonry joints. For a barrier (fence) made up of horizontal and vertical members if the distance between the tops of the horizontal members is less than 45 inches, the horizontal members should be on the swimming pool side of the fence. The spacing of the vertical members should not exceed 1-3/4 inches. This size is based on the foot width of a young child and is intended to reduce the potential for a child to gain a foothold. If there are any decorative cutouts in the fence, the space within the cutouts should not exceed 1-3/4 inches. The definition of pool includes spas and hot tubs. The swimming pool barrier guidelines therefore apply to these structures as well as to conventional swimming pools. How to Prevent a Child from Getting OVER a Pool Barrier A successful pool barrier prevents a child from getting OVER, UNDER, or THROUGH and keeps the child from gaining access to the pool except when supervising adults are present. The Swimming Pool Barrier Guidelines If the distance between the tops of the horizontal members is more than 45 inches, the horizontal members can be on the side of the fence facing away from the pool. The spacing between vertical members should not exceed 4 inches. This size is based on the head breadth and chest depth of a young child and is intended to prevent a child from passing through an opening. Again, if there are any decorative cutouts in the fence, the space within the cutouts should not exceed 1-3/4 inches.

For a chain link fence the mesh size should not exceed 1-1/4 inches square unless slats, fastened at the top or bottom of the fence, are used to reduce mesh openings to no more than 1-3/4 inches.

For a fence made up of diagonal members (latticework) the maximum opening in the lattice should not exceed 1-3/4 inches.

Aboveground pools should have barriers. The pool structure itself serves as a barrier or a barrier is mounted on top of the pool structure. Then, there are two possible ways to prevent young children from climbing up into an aboveground pool. The steps or ladder can be designed to be secured, locked or removed to prevent access, or the steps or ladder can be surrounded by a barrier such as those described above. For any pool barrier, the maximum clearance at the bottom of the barrier should not exceed 4 inches above grade, when the measurement is done on the side of the barrier facing away from the pool.

If an aboveground pool has a barrier on the top of the pool, the maximum vertical clearance between the top of the pool and the bottom of the barrier should not exceed 4 inches. Preventing a child from getting through a pool barrier can be done by restricting the sizes of openings in a barrier and by using self-closing and self-latching gates.

To prevent a young child from getting through a fence or other barrier, all openings should be small enough so that a 4-inch diameter sphere cannot pass through. This size is based on the head breadth and chest depth of a young child. Gates

There are two kinds of gates which might be found on a residential property. Both can play a part in the design of a swimming pool barrier.

Pedestrian Gates are the gates people walk through. Swimming pool barriers should be equipped with a gate or gates which restrict access to the pool. A locking device should be included in the gate design. Gates should open out from the pool and should be self closing and self-latching. If a gate is properly designed, even if the gate is not completely latched, a young child pushing on the gate in order to enter the pool area will at least close the gate and may actually engage the latch. When the release mechanism of the self-latching device is less than 54 inches from the bottom of the gate, the release mechanism for the gate should be at least 3 inches below the top of the gate on the side facing the pool. Placing the release mechanism at this height prevents a young child from reaching over the top of a gate and releasing the latch. Also, the gate and barrier should have no opening greater than 1/2 inch within 18 inches of the latch release mechanism. This prevents a young child from reaching through the gate and releasing the latch. Other gates should be equipped with self-latching devices. The self-latching devices should be installed as described for pedestrian gates.

How to Prevent a Child from Getting UNDER / THROUGH a Pool Barrier

In many homes, doors open directly onto the pool area or onto a patio which leads to the pool. In such cases, the wall of the house is an important part of the pool barrier, and passage through any doors in the house wall should be controlled by security measures. The importance of controlling a young childs movement from house to pool is demonstrated by the statistics obtained during CPSCs study of pool incidents in California, Arizona and Florida. Almost half (46 percent) of the children who became victims of pool accidents were last seen in the house just before they were found in the pool.

All doors which give access to a swimming pool should be equipped with an audible alarm which sounds when the door and/or screen are opened. The alarm should sound for 30 seconds or more within 7 seconds after the door is opened and should be loud, at least 85 decibels, when measured 10 feet away from the alarm mechanism. The alarm sound should be distinct from other sounds in the house, such as the telephone, doorbell and smoke alarm. The alarm should have an automatic reset feature. Because adults will want to pass through house doors in the pool barrier without setting off the alarm, the alarm should have a switch that allows adults to temporarily deactivate the alarm for up to 15 seconds. The deactivation switch could be a touch pad (keypad) or a manual switch, and should be located at least 54 inches above the threshold of the door covered by the alarm. This height was selected based on the reaching ability of young children.

Power safety covers can be installed on pools to serve as security barriers. Power safety covers should conform to the specifications in ASTM F 1346-91. This standard specifies safety performance requirements for pool covers to protect young children from drowning. Self-closing doors with self-latching devices could also be used to safeguard doors which give ready access to a swimming pool.

Indoor Pools When a pool is located completely within a house, the walls that surround the pool should be equipped to serve as pool safety barriers. Measures recommended above where a house wall serves as part of a safety barrier also apply for all the walls surrounding an indoor pool. Guidelines An outdoor swimming pool, including an inground, aboveground, or onground pool, hot tub, or spa, should be provided with a barrier which complies with the following:

1. The top of the barrier should be at least 48 inches above grade measured on the side of the barrier which faces away from the swimming pool. The maximum vertical clearance between grade and the bottom of the barrier should be 4 inches measured on the side of the barrier which faces away from the swimming pool. Where the top of the pool structure is above grade, such as an aboveground pool, the barrier may be at ground level, such as the pool structure, or mounted on top of the pool structure. Where the barrier is mounted on top of the pool structure, the maximum vertical clearance between the top of the pool structure and the bottom of the barrier should be 4 inches.

2. Openings in the barrier should not allow passage of a 4-inch diameter sphere.

3. Solid barriers, which do not have openings, such as a masonry or stone wall, should not contain indentations or protrusions except for normal construction tolerances and tooled masonry joints.

4. Where the barrier is composed of horizontal and vertical members and the distance between the tops of the horizontal members is less than 45 inches, the horizontal members should be located on the swimming pool side of the fence. Spacing between vertical members should not exceed 1-3/4 inches in width. Where there are decorative cutouts, spacing within the cutouts should not exceed 1-3/4 inches in width.

5. Where the barrier is composed of horizontal and vertical members and the distance between the tops of the horizontal members is 45 inches or more, spacing between vertical members should not exceed 4 inches. Where there are decorative cutouts, spacing within the cutouts should not exceed 1-3/4 inches in width.

6. Maximum mesh size for chain link fences should not exceed 1-3/4 inch square unless the fence is provided with slats fastened at the top or the bottom which reduce the openings to no more than 1-3/4 inches. 7. Where the barrier is composed of diagonal members, such as a lattice fence, the maximum opening formed by the diagonal members should be no more than 1-3/4 inches. 8. Access gates to the pool should be equipped to accommodate a locking device. Pedestrian access gates should open outward, away from the pool, and should be self-closing and have a self latching device. Gates other than pedestrian access gates should have a self-latching device. Where the release mechanism of the self-latching device is located less than 54 inches from the bottom of the gate.

• The release mechanism should be located on the pool side of the gate at least 3 inches below the top of the gate.
• The gate and barrier should have no opening greater than 1/2 inch within 18 inches of the release mechanism.

9. Where a wall of a dwelling serves as part of the barrier, one of the following should apply:

• All doors with direct access to the pool through that wall should be equipped with an alarm which produces an audible warning when the door and its screen, if present, are opened. The alarm should sound continuously for a minimum of 30 seconds within 7 seconds after the door is opened. The alarm should have a minimum sound pressure rating of 85 dBA at 10 feet and the sound of the alarm should be distinctive from other household sounds, such as smoke alarms, telephones, and door bells. The alarm should automatically reset under all conditions. The alarm should be equipped with manual means, such as touchpads or switches, to temporarily deactivate the alarm for a single opening of the door from either direction. Such deactivation should last for no more than 15 seconds. The deactivation touch pads or switches should be located at least 54 inches above the threshold of the door.
• The pool should be equipped with a power safety cover which complies with ASTM F1346-91 listed below.
• Other means of protection, such as self-closing doors with self-latching devices, are acceptable so long as the degree of protection afforded is not less than the protection afforded by the above.

10. Where an aboveground pool structure is used as a barrier or where the barrier is mounted on top of the pool structure, and the means of access is a ladder or steps, then:

• The ladder to the pool or steps should be capable of being secured, locked or removed to prevent access.
• The ladder or steps should be surrounded by a barrier. When the ladder or steps are secured, locked, or removed, any opening created should not allow the passage of a 4-inch diameter sphere.

These guidelines are intended to provide a means of protection against potential drowning's and narrowing to children under 5 years of age by restricting access to residential swimming pools, spas, and hot tubs. Exemptions A portable spa with a safety cover which complies with ASTM F1346-91 listed below should be exempt from the guidelines presented in this document. Swimming pools, hot tubs, and non portable spas with safety covers should not be exempt from the provisions of this document.

According to consumer affairs the Whirlpool WATER KING flame lock water heater has caused somewhat of a problem.The water heater , requires frequent maintenance and the problem is the device's thermocouple. The thermocouple is a standard part in water heaters that helps regulate water temperature.Normally a thermocouple will last 10-12 years or more. Many complaints has been Whirlpool Flame Lock water heater worked less than six months before the thermocouple broke, followed by repeated malfunctions even after a service repairman replaced the part.The problem is the thermocouple uses left-handed threading, which means it's not universal -- the customer must either get a replacement part by mail or try to find one at Lowe's.Left-handed threads are generally only used for propane. Homeowners can prevent the thermocouple from malfunctioning by cleaning the flame-trap and combustion chamber every three months.According to the manual, cleaning the flame trap and combustion chamber also requires the owner to turn off and then turn back on the gas line to the water heater unsafe for most homeowners.

Accurate Home inspections of Atlanta Georgia www.findmeaninspector.com
can provide you with a level of accountability, professionalism by a qualified building codes inspector knowledgeable of CABO codes that govern home building industry,and serves south,east,western counties. We cover a 50 mile radius of the state capital

It takes two wires to complete an electrical circuit. One wire leads from the source of electricity (the utility, a battery, or a generator), to the load (say, a light bulb), while a second wire goes from the load back to the electricity source, completing the circuit. Note that both wires are connected to the electricity source, and both carry electricity. A switch in one of the wires makes or breaks the circuit, turning on or off the load. In addition, we could add a fuse or circuit breaker in a wire to protect from shorting the wires together or overloading the circuit.

The equipment grounding system at the service panel is often the most important connection in the building.The equipment grounding conductors must connect to the grounding bus at the service panel.These connection must be made and are usually referred to as the "main bonding jumper(Bus tie bar).

1.) Two important grounding needed.Electrode grounding system,and the equipment grounding system.Bonding load center and all metal line such as water,gas must all bond together according to sections 250-50 of the national electrical code.

2.) The NEC requires that the metal water piping not be the only elecrode ground section(250-50a2).

In the U.S., the NEC requires that alternating current (AC) systems connected to the utility must have one of the current-carrying wires grounded to the earth at the electrical service entrance.

This grounded wire is termed the "neutral" wire, and is un-fused.The other wire, termed the "hot"
wire, is wired through a fuse or circuit breaker.This configuration, involving a grounded current-carrying conductor called the EGS, and was adopted for perceived safety reasons,( Earth grounding to protect from lighting to ground strikes and outside forces is called electrode grounding system.It should connect to the grounding bus in panel.Also the equipment ground to panel(panel bonding)to protect people from being a conductor,and water line bonding should all be one system Neutral and equipment ground conductors should only occur in the main service panel.Bonding connectors between water supply pipes have been installed with the electric service grounding electrode), since one wire is connected to the earth, if the other wire is shorted to the earth due to, say faulty wire insulation, the circuit breaker or fuse will blow, safely shutting down the flow of electricity.Grounding provides good conductive short circuit return path to allow circuit protection devices, the circuit breaker to interrupt the circuit and remove the hazard as quickly as possible.

The use of electrical systems is constantly expanding, as more types of electrical appliances and equipment are used in the home.The increasing affordability of electrical equipment also adds to the problem.Many homes now have several TVs,stereos,and computers.Another problem with electrical systems is that they don't get better with age.Insulation on wiring does not improve with age.In fact,some types of insulation become brittle,crumble,or dissolve from moisture.Therefore there are many of reasons to evaluate the electrical system of a house by modern standards,not by the pratice of the construction at the time.

Electrical inspections can catch problems correct them before they turn tragic. In many cases, technologies such as ground fault circuit interrupters (GFCIs) and newer arc fault circuit interrupters (AFCIs) can be installed to help prevent a fire and accidental electrocution. The bottom line is: Inspect and Protect - call a qualified, building inspector.To minimize fire and shock hazards, proper grounding is essential.

Many homeowners don't understand the dangerous effect age has on their home's electrical system, we hope homeowners will regard an electrical inspection as an essential part of routine home maintenance.I would recommend that home owners any time they had a Hvac system,water heater,or home addtion be inspected.Their could be problems with installations not by standard building codes,safety issue overlooked and you will be left with the cost of these correction at one point in time.
One of the most important safety devices in your home is a simple electrical device called a Ground Fault Circuit Interrupter (GFCI).If GFCIs were installed in every U.S. home, according to the Electrical Safety Foundation International, it is estimated that nearly 70 percent of the 330 electrocutions occurring each year in the home could be prevented.

Electrical Home Fires National Fire Protection Association (NFPA), electrical distribution was the largest cause of property damage wreaking $643.2 million in property damage in home structure fires,38300 reported home electrical fires resulted in 284 deaths, 1184 injuries and $668.8 million in direct property damage.49,200 heating equipment related home fires resulted in 388 deaths, 1,445 injuries and $515 million in property damage.

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The building industry is focusing on ways to build homes that preserve environmental quality, enhance communities, and conserve resources. A whole system approach to home building promotes the development of partnerships as many interests, (i.e. planning, architecture, construction,affordability, health, realty, codes and standards, energy, water protection, wildlife, transportation, waste and utility infrastructures), are combined into one home.

Builders can play a major role in providing homebuyers opportunities to be more active in protecting the environment and preserving resources.Home buyers recognize that long-term maintenance and operation of their home can be a financial drain. They also want their home to be a reflection of their lifestyle and desires.

The 2002 construction statistics from the U.S. Census Bureau indicate that residential construction represents approximately 49% of the value of building construction in America, or over $336 billion. In the United States, there are:nearly 80 million residential buildings and an average of almost 1,600,000
residential units built each year; approximately 78% contain single residences and the remaining units containing multiple residences.

Source:
National Association of Home Builders, Units Completed 2002
Home construction and long-term operation require a tremendous amount of resources. With the average square footage of homes doubling from the 1940s and 1950s to 1999, more resources are used to build and operate them.*Building construction and operation is accountable for one-third of all energy use in the
United States
*Plumbing and appliances contribute to large amounts of water use within the home. One study indicates that between the years 1900 and 2000, residents increased per person water consumption from 5 to 10 gallons a day to 50 to 100 gallons a day.Building construction, operation, and maintenance contribute significantly to air pollution, which contributes to acid rain, climate change, health problems, and other impacts resulting from degraded air quality.

Building codes assure that safe construction practices are used when constructing or renovating a building. Modern codes address environmental concerns such as energy efficiency, indoor air quality, and water efficiency.Building codes and permits are complex and vary across the country. Many levels can
apply including national, state and local.Energy-efficient residential and commercial products; guidelines and a rating program for new homes to achieve 30% more energy efficiency than the Model Energy Code.

To receive the Energy Star label, the home must receive third-party verification that the home meets Energy Star standards. Because of the amount of time people spend inside, indoor air quality is important. Indoor air problems are usually caused by gases or particles. Many building materials and building designs contribute to indoor air problems. Outside sources can also become indoor pollutants if carried in on shoes
or located next to fresh air returns for the house. Ventilation provides fresh air to dilute concentrations of pollutants and to carry them outside.

Inadequate ventilation can add problems by allowing moisture and temperature levels to rise.Some people, especially children, elderly, and those with allergies are particularly sensitive to indoor pollutants. Adverse health effects may include respiratory, neurological, and skin conditions, impairment
of brain function (mental retardation in children), lung disease and cancer. To reduce these effects, apply a "systems approach" where the interaction of all elements of the building site, building envelope, mechanical systems, and occupants are considered.

Formaldehyde- Primary source in homes is particle-board, hardwood plywood paneling, and medium density fiberboard. Also various sources including smoking, household products, and the use of unvented, fuel-burning appliances, glues and adhesives, and preservative in some paints and coating products.

A growing body of scientific evidence indicates that indoor air can be more seriously polluted than the outdoor air in even the largest and most industrialized cities.