Joseph Hagarty

Clothes dryers evaporate the water from wet clothing by blowing hot air past them while they tumble inside a spinning drum. Heat is provided by an electrical heating element or gas burner. Some heavy garment loads can contain more than a gallon of water which, during the drying process, will become airborne water vapor and leave the dryer and home through an exhaust duct (more commonly known as a dryer vent). A vent that exhausts moist air to the home exterior has a number of requirements:

1. It should be connected. The connection is usually behind the dryer but may be beneath it. Look carefully to make sure it's actually connected!
2. It should not be restricted. Dryer vents are often made from flexible plastic or metal duct, which may be easily kinked or crushed where they exit the dryer and enter the wall or floor. This is often a problem since dryers tend to be tucked away into small areas with little room to work. Vent hardware is available which is designed to turn 90° in a limited space without restricting the flow of exhaust air. Restrictions should be noted in the inspector's report. Airflow restrictions are a potential fire hazard!
3. One of the reasons that restrictions are a potential fire hazard is that, along with water vapor evaporated out of wet clothes, the exhaust stream carries lint - highly flammable particles of clothing made of cotton and polyester. Lint can accumulate in an exhaust duct, reducing the dryer's ability to expel heated water vapor, which then accumulates as heat energy within the machine. As the dryer overheats, mechanical failures can trigger sparks, which can cause lint trapped in the dryer vent to burst into flames. This condition can cause the whole house to burst into flames! Fires generally originate within the dryer but spread by escaping through the ventilation duct, incinerating trapped lint, and following its path into the building wall.

House fires caused by dryers are far more common than are generally believed, a fact that can be appreciated upon reviewing statistics from the National Fire Protection Agency. Fires caused by dryers in 2005 were responsible for approximately 13,775 house fires, 418 injuries, 15 deaths, and $196 million in property damage. Most of these incidents occur in residences and are the result of improper lint cleanup and maintenance. Fortunately, these fires are very easy to prevent.
The recommendations outlined below reflect International Residential Code (IRC) SECTION M1502 CLOTHES DRYER EXHAUST guidelines:

M1502.5 Duct construction.
Exhaust ducts shall be constructed of minimum 0.016-inch-thick (0.4 mm) rigid metal ducts, having smooth interior surfaces, with joints running in the direction of air flow. Exhaust ducts shall not be connected with sheet-metal screws or fastening means which extend into the duct.

This means that the flexible, ribbed vents used in the past should no longer be used. They should be noted as a potential fire hazard if observed during an inspection.

M1502.6 Duct length. The maximum length of a clothes dryer exhaust duct shall not exceed 25 feet (7,620 mm) from the dryer location to the wall or roof termination. The maximum length of the duct shall be reduced 2.5 feet (762 mm) for each 45-degree (0.8 rad) bend, and 5 feet (1,524 mm) for each 90-degree (1.6 rad) bend. The maximum length of the exhaust duct does not include the transition duct.

This means that vents should also be as straight as possible and cannot be longer than 25 feet. Any 90-degree turns in the vent reduce this 25-foot number by 5 feet, since these turns restrict airflow.
A couple of exceptions exist:

1. The IRC will defer to the manufacturer's instruction, so if the manufacturer's recommendation permits a longer exhaust vent, that's acceptable. An inspector probably won't have the manufacturer's recommendations, and even if they do, confirming compliance with them exceeds the scope of a General Home Inspection.
2. The IRC will allow large radius bends to be installed to reduce restrictions at turns, but confirming compliance requires performing engineering calculation in accordance with the ASHRAE Fundamentals Handbook, which definitely lies beyond the scope of a General Home Inspection!

M1502.2 Duct termination.
Exhaust ducts shall terminate on the outside of the building or shall be in accordance with the dryer manufacturer's installation instructions. Exhaust ducts shall terminate not less than 3 feet (914 mm) in any direction from openings into buildings. Exhaust duct terminations shall be equipped with a backdraft damper. Screens shall not be installed at the duct termination.

Inspectors will see many dryer vents terminate in crawlspaces or attics where they deposit moisture, which can encourage the growth of mold, wood decay, or other material problems. Sometimes they will terminate just beneath attic ventilators. This is a defective installation. They must terminate at the exterior and away from a door or window! Also, screens may be present at the duct termination and can accumulate lint and should be noted as improper.

M1502.3 Duct size.
The diameter of the exhaust duct shall be as required by the clothes dryer's listing and the manufacturer's installation instructions.

Look for the exhaust duct size on the data plate.

M1502.4 Transition ducts.
Transition ducts shall not be concealed within construction. Flexible transition ducts used to connect the dryer to the exhaust duct system shall be limited to single lengths not to exceed 8 feet (2438 mm), and shall be listed and labeled in accordance with UL 2158A.

In general, an inspector will not know specific manufacturer's recommendations or local applicable codes and will not be able to confirm the dryer vent's compliance to them, but will be able to point out issues that may need to be corrected.

N E W S R E L E A S E COMMONWEALTH OF PENNSYLVANIA

Long & Foster Real Estate, Inc. Offers Harry Kalas Estate

Newtown Square, PA July 6, 2009 - Art Herling, Regional Vice President and Janet Rubino, Vice President of Long & Foster Real Estate, Inc. are pleased to announce that The Christine Clark Real Estate Team will be marketing the Estate of Harry Kalas in Upper Providence Township, Delaware County.

"We are delighted to assist the Kalas family with the sale of this exquisite home" .... Herling stated.

Located in Media, this Hall of Fame estate is situated on approximately two acres of lush rural setting, bordering Ridley Creek State Park on a quiet cul-de-sac.

According to Team Leader Clark ..... "the home features expansive living areas spread over two floors, including two full kitchens. The lower floor offers level entries and separate living quarters, ideal for adult children, a nanny/au-pair, caregiver or extended family members. The Kalas residence will charm both professionals and families with exceptional entertainment areas, decks and heated walkway. Lighted lawns and gardens gently slope to the forested edge of Ridley Creek. Its location is highly convenient to downtown Media, exceptional private and public schools, also suburban corporate centers, major roadways and transportation, yet only minutes away from Philadelphia International Airport and the center of the city."

Real Estate Brokers & Agents will be invited to preview the property on Tuesday, July 14^th.

Interested parties should contact:

Christine Clark, ABR®, SRES®, REALTOR® - Long & Foster's Newtown Square Office610 353-1199 / 610 291-9278 cell; e-mail: christineclarkteamhomes@gmail.com.

Authorized by: Arthur Herling

Visit: www.longandfoster.com
Christine Clark is the team leader of the award-winning Christine Clark Team at Long & Foster Real Estate. Consistently recognized for outstanding client service and sales production, the Team was #1 in Sales in 2008 at Long & Foster's Newtown Square Office.
Long & Foster® Real Estate is the largest privately held residential real estate company in the United States and is part of The Long & Foster® Family of Companies which includes: Prosperity Mortgage® Company; Long & Foster Insurance Agency, Inc; and Long & Foster Settlement Services. Long & Foster Real Estate, Inc. represents more than 13,000 agents in seven Mid-Atlantic States, plus the District of Columbia. The company sold more than $26.4 billion worth of homes and helped people buy and sell homes 76,714 times in 2008, with combined 2008 sales in excess of $48.9 billion.

During National Radon Action Month, Main Line Inspections, Inc. is committed to
increasing awareness of Radon by promoting testing of Radon in air and water.

What is Radon?

Radon is a harmful gas. You can't see, smell or taste it. Primary ways of Radon exposure are
inhalation and ingestion. Radon is released into your home through ways such as cracks in the
floor, gaps around service pipes, and the joints between floors and walls. When Radon is present
in well water, it can be released into your home during normal day-to-day activities such as
taking a shower. Testing is easy and inexpensive.

Interesting Facts

• Radon is considered a carcinogen (a proven cancer causing agent). In fact, the Surgeon
General warns that Radon is the second leading cause of Lung Cancer. This risk is
exponentially higher for smokers that are exposed to harmful Radon gases.

• Small children and their developing organs are especially at risk when exposed to Radon.

• The Pennsylvania DEP, USEPA, Surgeon General, American Lung Association, American
Medical Association, and National Safety Council recommend testing your home for Radon.

• If you find Radon, you can fix it. We recommend our Clients contact a Mitigation or
Treatment Professional after they receive their test results.

Contact our Office to schedule your testing

Main Line Inspections, Inc.
Phone : 610-399-3675
Email : MainLineHI@comcast.net

Test Your Carbon Monoxide Detectors' Alarms

Make sure the alarms on your detectors are working, so they can alert you to a hazard.

Overview

Your best defense against carbon monoxide is detectors installed near fuel-burning appliances and near sleeping areas. Make sure the alarm works correctly. This test doesn't determine if the detector functions correctly, just its alarm.

The risk associated with carbon monoxide poisoning is related to the concentration of carbon monoxide in the air and the duration of the exposure. Therefore, alarms sound if they detect low concentrations for a long, or high concentrations for a short time.

Steps

1. Press the TEST button.
2. Replace any detector with a non-functioning alarm.

Tips & warnings

• If an alarm goes off, immediately open doors and windows to ventilate the house. Call the fire department and evacuate everyone from the home. Because carbon monoxide is colorless and odorless, never ignore an alarm, even if you feel no symptoms.
• In general, alarms manufactured after October 1998 are more likely to perform properly. Replace all detectors after 10 years from date of manufacture.