Fred Hernden

The fishing and the weather was great out of Clearwater Marina this week!

Many electricians, history buffs and schoolchildren know that Thomas Edison is credited with inventing the lightbulb. In fact, his role in this instance was improving upon a concept that was already 50 years old. What Edison did that left his mark on the invention was to develop a safe, practical and affordable incandescent electric light for use in the home, as well as for commercial applications.

Once Edison hit upon the right combination of elements that made up his new bulb, the question lingered as to how to power it properly. The first-ever centralized power plant was still three years away from operation, and this delay led to some interesting, if not hazardous, demonstrations of electrically-powered light.

One of Edison’s patrons was American business tycoon William Henry Vanderbilt, whose family built the New York Central Railroad. Vanderbilt insisted that Edison equip the parlor in his home with lightbulbs, which were powered by a generator that was installed in the basement for the purpose. The lights burned well, if briefly, during the evening, when a near-tragedy occurred that was probably routine in Edison’s day-to-day world of inventing, but could very well have derailed the course of history as we know it. Edison’s own notes described the scene:

“Mr. Vanderbilt, his wife and some of his daughters came in and were there a few minutes when a fire occurred. The large picture gallery was lined with silk cloth interwoven with fine metallic tinsel. In some manner, two wires had got crossed with tinsel, which became red-hot, and the whole wall was soon afire.”

The problem, it was soon realized, was that the wiring was not properly insulated. When the hot wiring made contact with the tinsel in the wallpaper, it burst into flames.

There’s nothing like coming home and warming up next to a roaring fire during the long, cold months of winter, or even chilly evenings in any season. Long commutes to work in the cold and the increasingly short hours of daylight in the fall and winter are made more bearable by the comfort and familiarity of family gatherings by the fire. It may be for this reason that some type of wood-burning enclosure has remained a staple of many households, even though open fire is no longer a necessity for cooking and heating. With this in mind, let's take a look at one of the more modern options available, the factory-built fireplace.

What is a factory-built fireplace and how does it differ from a masonry fireplace?

The traditional masonry fireplace is based largely on the innovations of Count Rumford, an18^th-century inventor. His applied theories on thermodynamics led to the design of a restricted chimney opening to increase updraft, which allowed fire to burn in an enclosure without smoke filling the room. Rumford’s design quickly achieved wide popularity in London households, and he became something of a celebrity as news of his innovation spread. Factory-built fireplaces now make up approximately 75% of all types of fireplaces. Unlike traditional masonry fireplaces, which are built on site, factory-built fireplaces are designed to allow for installation at a later date, although they are just as often used for new construction. A factory-built fireplace is made up of a firebox enclosed within a steel cabinet, and a steel chimney or flue. It is lightweight, inexpensive, safe and efficient, and can be installed fairly easily on any floor of a home. Pre-manufactured masonry fireplaces are also available, and they incorporate engineering techniques not often used in field-constructed fireplaces, such as a listed venting system.

Factory-built fireplaces are also often called “zero-clearance” fireplaces because of their minuscule safe-clearance requirements. An insulating air blanket is incorporated in the design to keep the outer wall of the fireplace cool, which allows safe installation in very close proximity to wood framing. In general, ½-inch of clearance to combustibles is required around the outside of the firebox enclosure, and 2 inches of clearance are required around the chimney, except where the firestop is installed if a chimney passes through two levels of a house. Different manufacturers may have different suggested clearances and it's important for installers to note this for proper and safe installation.

Safety and Maintenance

Factory-built fireplaces pass rigorous testing standards established by the Underwriters Laboratories and the American Gas Association. Properly installed, factory-built fireplaces have an excellent safety record. However, as in any situation where an open flame is involved, there are some things to keep in mind in order to avoid any risk of fire hazard.

If the fireplace is installed on top of any combustible material, such as carpet or wood, it must rest on a metal or tile panel that extends the length and width of the appliance.

Any combustible flooring near the fuel opening must be insulated with non-combustible floor protection.

Room air-inlet and outlet grilles must be unobstructed.

The same fire-safety precautions that are used for a traditional fireplace should be observed when a factory-built fireplace is in use.

a complete lighting unit consisting of a lamp or lamps, together with the parts designed to distribute the light, to position and protect the lamps and ballast (where applicable), and to connect the lamps to the power supply.

• surface-mounted or recessed incandescent luminaires with completely enclosed lamps, surface-mounted or recessed fluorescent luminaires; and
• surface-mounted fluorescent or LED luminaires identified as suitable for installation within the storage area.

Luminaires not permitted by the 2009 IRC:

• Incandescent luminaires with open or partially enclosed lamps and pendant luminaires or lamp-holders should be prohibited.

Clearances permitted by the 2009 IRC:

The minimum distance between luminaires installed in clothes closets and the nearest point of a storage area shall be as follows:

1. Surface-mounted incandescent or LED luminaires with a completely enclosed light source shall be installed on a wall above the door or on the ceiling, provided that there is a minimum clearance of 12 inches (305 mm) between the fixture and the nearest point of a storage space.

2. Surface-mounted fluorescent luminaires shall be installed on the wall above the door or on the ceiling, provided that there is a minimum clearance of 6 inches (152 mm).

3. Recessed incandescent luminaires or LED luminaires with a completely enclosed light source shall be installed in the wall or the ceiling, provided that there is a minimum clearance of 6 inches (152 mm).

4. Recessed fluorescent luminaires shall be installed in the wall or on the ceiling, provided that there is a minimum clearance of 6 inches (152 mm) between the fixture and the nearest point of storage space.

Just Exactly What Is A Short Sale?

A "short sale" is a real estate sales transaction in which the seller's mortgage lender agrees to accept a payoff of less than the balance owed on a property's loan. This typically happens when a borrower can't pay the remainder of the mortgage loan on their property, but the lender decides that selling the property at a moderate loss is a better alternative than foreclosure.

Short sales are different from foreclosures because the lender forces a foreclosure, while both lender and borrower consent to a short sale. Consent between these parties may suddenly change, however, such as if the borrower becomes obstinate and forces foreclosure, or if the lender disapproves of the sale price. If the property is collateral for a second mortgage from a different institution, it, too, must agree to the short sale, which may further complicate the transaction.

Short Sales from the Lender's Perspective

Banks incur a smaller financial loss from short sales than losses resulting from foreclosures, which cost lenders billions of dollars, mainly through the expense and time required to foreclose on the borrower and subsequently market the property. If the borrower owes $30,000 on their home, it's often worth it for the bank to waive that amount, as the expense may be as much as $50,000 per foreclosure, according to a study by the U.S. Congress Joint Economic Committee.

Short Sales from the Seller's Perspective

While a short sale will damage the seller's credit rating, a foreclosure causes even greater credit damage. The process for a short sale is also faster, cheaper and less emotional than a foreclosure, in which former owners are often forcibly removed from their homes. Short sales, however, do not necessarily release the borrower from the obligation to pay some or all of the remaining balance of the loan, known as the deficiency. The bank, depending on state laws, might be able to go after the seller for the remainder of the loan after the home sells. Also, in these states, known as recourse states, the IRS can treat the unpaid portion of the mortgage as taxable income. Communities, too, invariably prefer short sales to foreclosures, which drag down the real estate market of whole neighborhoods. Vacant foreclosed houses, many of which have been ransacked by former owners or vandals, further reduce the property value of neighboring homes which, in turn, increase the likelihood of more foreclosures. Of course, communities don't have much of a say in whether a home short-sells or forecloses, which is partly why a federal rule was issued to streamline and encourage short sales. As of April 5, 2010, the various parties that must consent to allow a short sale - the borrower, the lender, the investor who owns the loan, and the bank that owns the second mortgage (provided there is one) - are all offered financial incentives to consent to a short sale.

Typically, the following conditions must be present in order for a short sale to be approved:

• The property's market value has dropped.
• The mortgage is near or in default status.
• The seller can prove that they have few assets. Tax returns and financial statements may be required to prove that the borrower has no stocks, bonds, or other real estate, for instance, which may be used to pay off the balance of the loan.
• The borrower has fallen on hard times. The seller is required to submit a letter to the lender that describes why they cannot pay the difference due upon sale, and how they wound up in financial hardship. This plea to the lender to accept a loss, known as a letter of hardship, may include the following acceptable explanations:
  • unemployment;
  • divorce;
  • medical emergency;
  • bankruptcy; and/or
  • death.

The following circumstances are generally not accepted "hardships":

• bad purchase decisions, such as gambling or vacationing;
• unhappiness with the neighbors, such as if a meth lab opened up next door;
• buying another home. If you can afford another home, the bank will wonder why you can't pay off the one in which you currently reside;
• pregnancy. Lifestyle decisions aren't taken seriously in letters of hardship; or
• moving into an apartment.

If you are considering the purchase of a short-sale property, here are some tips:

• Obtain legal advice from a competent real estate attorney.
• Consult with an accountant to discuss the tax ramifications of buying a short sale.
• Here at Superior Home Inspections we inspect for problems typical of short sales and foreclosures, such as pests, mold, water damage, and/or structural defects. Realize that short-sale sellers have fallen behind on their mortgage payments, making it likely that they have neglected basic building maintenance and repair, or even intentionally abused the building. Presale inspections, which are suggested for all real estate transactions, are as critical for short sales as they are for foreclosures.

In summary, a short sale is a compromise consented to by the lender and borrower in order to avoid foreclosure, and can be a better financial deal for all parties involved.