Lead Paint Renovation Requirements

As of April 22, 2010, contractors remodeling or demolishing more than six square feet indoors or 20 square feet outdoors must be trained and certified for lead safety by the United States Environmental Protection Agency (US EPA) to work in homes, childcare facilities or schools built in or before 1978.
Buildings constructed in or before 1978 are likely to contain lead-based paint that can be disturbed during remodeling or demolition, creating dust and exposing workers and occupants to the potential health hazards associated with lead.
Scientific studies show children with high levels of lead in their bodies can potentially suffer from:
• Damage to brain and nervous system
• Behavior and learning problems
• Slowed growth
• Hearing problems
• Headaches
US EPA Renovate Right booklet: (Your contractor should provide you with a copy).

Carbon Monoxide Alarms now required in California

Carbon Monoxide Alarms
Although the bill was signed into law in 2010, California residents must have carbon monoxide detectors in their homes as of July 1, 2011. This timeline applies only to single-family homes that have appliances that burn fossil fuels or homes that have attached garages or fireplaces. For all other types of housing, such as apartments and hotels, detectors should be in place as of January 1, 2013. Types of fossil fuels include wood, gas and oil.

Detector
According to the senate bill, the detector must sound an audible warning once carbon monoxide is detected. It also must be powered by a battery, or if it is plugged in, have a battery for a backup. The detector also must be certified by national testing labs, such as the Underwriters Laboratories. The packaging on the carbon monoxide detector will state this. If the CO detector is also a smoke detector, it must still meet the above standards and must sound an alarm that is different than the smoke alarm. Carbon monoxide detectors typically can be purchased for about $20 and up.

Exemptions
Although the law targets units that are occupied by humans, the law exempts state and local government property, as well as property owned by the University of California Regents. The law requires local jurisdictions to comply; however, they may amend their current ordinances to fall more in line with the law.
(Hmmmmm? And why are they exempt?)

Fines
California law states that anyone who does not comply with the law may face a $200 fine. However, residents will receive a notice of 30 days to correct any violations before they will be fined.

Chinese Drywall

Chinese Dry Wall Plaguing Florida Homeowners
Not found in California as of yet!
Drywall made in China is reportedly causing problems for Florida homeowners. According to reports in The Wall Street Journal and local media, the Chinese dry wall has caused unpleasant odors in many homes, and fumes from the dry wall have destroyed electrical wiring and air conditioning units.
According to a report on news-press.com, The Florida Health Department first became aware of the Chinese drywall problem three months ago, and notified the Environmental Protection Agency (EPA) in August. The problem appears to be mainly from drywall imported from China during Florida’s construction boom years of 2004-2005. In some Florida developments, the drywall issue emerged after months of failures in heating and cooling systems. Many homeowners have complained about the presence of a sulfur odor, and others have said that the fumes from the Chinese drywall are corroding air-conditioner coils, computer wiring and metal picture frames, The Wall Street Journal said.
According to The Wall Street Journal, many of the Florida homes that are the subject of complaints were built by Lennar Corp., the nation’s second-largest builder by volume. Lennar is testing, and continues to test, a dozen of its Florida developments and has shared results with the state health department, the Journal said. The company has relocated several families in order to rip out and replace the drywall in their homes.
Many Florida homeowners experiencing these problems are understandably concerned about potential health effects of the dry wall fumes. According to a report on Environmental Expert.com, the drywall is made from gypsum. The problems appear to be related to the presence of iron disulfide (FeS2 pyrite). Hydrogen sulfide (H2S), carbonyl sulfide, sulfur dioxide (SO2), and carbon disulfide (CS2) are also suspected as culprits, the Web site said. According to The Wall Street Journal, the Florida Health Department says tests show that the levels of emissions from the drywall pose no “immediate health threat.”
Florida homeowners are also concerned that the dry wall issues will affect the value of their houses, as well as their ability to sell. Many are already dealing with decimated real estate values as a result of the collapse of the housing market, the Journal said.
Knauf Plasterboard Tianjin Co. Ltd. of China is the company at the center of Florida’s dry wall problems. The company issued a statement last week insisting that sulfur-like smell coming out of its dry wall poses no dangers. However, Knauf Plasterboard insists that the damage done to air conditioning and electrical wiring is the result of dry wall made by some other company - though it has been unable to name which one.
Knauf Plasterboard also insisted that the dry wall problems are confined to Florida, but last week, the EPA revealed it was looking into similar reports in Virginia Beach, Virginia.

25 Facts about Water Heaters

25 Steps in Inspecting a Water heater.
1. Location—Prohibited in Bedrooms, bathrooms or their closets (with some exceptions)
2. Full bore water shut off valve on the cold water side
3. Unions are required on the water connectors within 12 inches of the water heater
4. Bonding of the gasline and water supply connectors.
5. Water tight drip pan required in the water heater is over a framed area.
a. Drip pan requires a minimum ¾ inch drain line that discharges to an approved location
b. Drip pan must be 2 inches in diameter larger than the water heater
c. Drip pan height must be a minimum of 2 inches high
6. Access to the front of the water heater must be a minimum of 30 inch of clear space
7. Protection from vehicles required by bollards or location.
8. Flame or spark must be a minimum of 18 inches above the floor.
9. Water heaters supported on ground by 3 inch thick concrete pad above grade
10. Seismic straps needed in the top 1/3rd of tank, a minimum of 9 inches from the top of the tank and at the lower 1/3rd of the tank a minimum of 4 inches clearance from the gas control valve.
11. Seismic straps must wrap all the way around the water heaters.
12. Must be able to inspect and remove the water heater.
13. Combination Temperature Pressure Relief (TPRV) valve required in the top 6 inches of the water heater or Watts 210 Valve with Pressure Relief (PV) valve (City of Los Angeles as of 2008 prohibits the use of 210 Valves—due to failed seals and water entering the gas supply.)
14. TPR dischard drain lines must be the same size as outlet- typically ¾ inch diameter.
15. TPR material may be copper, CPVC or listed Tube----no flexible connectors are allowed.
16. Outlet end pointing downward and not threaded
17. Typically TPR discharge outlet end is outside wit in 6 to 24 inches from grade or other approved locations
18. TPR Drainline may not slope upwards, drain to drip pans or discharge to crawlspaces.
19. Flexible connectors cannot be used as TPR drainlines (smaller ID and restricts flow of discharge)
20. Vent connectors must be mechanically secured by screws to the water heater damper (metal tape is not accepted)
21. Only one draft hood is permitted.
22. No single wall vent connectors in conceal space or attic and also not outdoors in cold climates.
23. Terminate the vent flue a minimum of 5 feet above draft hood.
24. Sediment trap is required close as possible to the water heater after the gas shut off valve. ( per the more restrictive manufacturer’s requirements and 2007 California Plumbing Code 1212.7)
25. Enclosures required for exterior installations unless the water heater is listed for Exterior use.

Remember not all home inspectors are the same. In California home inspectors are not certified or licensed by the state. When selecting a home inspector for the purchase of your home or 11 month home warranty inspection then make sure the inspector either belongs either California Real Estate Inspection Association (CREIA) or American Society of Home Inspectors (ASHI) the most recognized professional associations of home inspectors in California. Make sure that the inspector has experience and Errors and Omission (EO) insurance. If you are a real estate agent you may want to follow the advice from California Association of Realtors (CAR) and provide a minimum of 3 home inspector names to your clients and please included Pacific West Home Inspections. For home buyers please go to www.ehomeinspector.com and get “10 Tips on Finding a Home Inspector “ and it will help provide you with questions on how to find the most knowledgeable home inspector to protect your home investment and safety of your family.
Pacific West Home Inspections “From the Desert to the Sea” covers much of the Los Angeles County and Ventura County area including San Fernando Valley, Antelope Valley, Santa Clarita Valley, Conejo Valley, Simi Valley and beautiful Ventura.
Pacific West Home Inspections was founded in 1992 and always has been an one inspector outfit so to give you this most personalized attention to detail and quality service. I encourage my clients to follow me around as I do the inspection and they will get more out of this learning time than from the finished report. I use a narrative type of computerized report system with photos and it is very easy to read. With my 35 years of building experience from the Kalahari Desert in Botswana, Africa, to the central plateau of Guadalajara, Mexico and for the past 30 years in southern California I have gained a wide range of building experience.
Claro que se hablo espanol.
Please contact me at greg@ehomeinspector or phone me at 818-362-5578 for any questions or for scheduling your next property inspection.

Reserve Studies

LA Times response March 8, 2009

Sunday’s “ASSOCIATIONS” article regarding Reserve Studies contained inaccurate information, and failed to properly address the homeowner’s question.

As for the question regarding guidance; the homeowner asserts “no one warned me” of the financial condition of the homeowners association they purchased in. California law requires homeowners associations to provide very detailed financial information to its members on an annual basis, including a summary of the Reserve Study, a copy of the Funding Plan adopted by the Board, and the Assessment and Reserve Funding Disclosure Summary. Real estate transfer disclosure laws require that information be provided by a seller to a buyer in a purchase transaction. Therefore, it appears one of three possibilities may have occurred. 1) The homeowners association has not complied with the law. 2) The seller has not complied with the law – both of which may be remedied through the civil justice system – or 3) The owner, and/or their advisor(s), failed to carefully read the documentation they received during the transaction process.

Additionally, the author stated “any report or study prepared…..without visiting the grounds at the time of writing the report is only a guess and should not be relied upon”. California Civil Code § 1365 requires an on-site Reserve Study every three years. Prudent management dictates that information as important as reserves and funding plans, as well as the annual budgeting and disclosure documents derived from them, be updated annually, versus every three years. Therefore, thousands of homeowners associations across California (and the country) have non-site visit Reserve Studies conducted. The preparer utilizes the previous on-site study component inventory, and adjusts remaining life down a year (unless informed of replacements). The components and financial analyses are then recalculated at today’s market rates, with updated account balances and contributions rates. The practice is recognized by Community Associations Institute and the Association of Professional Reserve Analysts as a cost effective way to maintain current financial reporting. Guessing is what is done on a game show - in the financial world it’s called projecting costs.



Scott Clements, RS, PRA, CMI
Reserve Studies Inc.
Phone 800.485.8056
Facsimile 800.485.8057
www.ReserveStudiesInc.com
Scott@ReserveStudiesInc.com

Swimming Pool Safety- Home Inspector

Pacific West Home Inspections Warns Consumers to Inspect and Maintain Swimming Pool Barriers

Tag: ASHI, CREIA, Pool Barriers, Pool Fences, pool drain entrapment, Granada Hills, Home inspection, Home Inspector,
Each year, about 260 children under age 5 drown in swimming pools. In addition, the suction from drains in swimming pools and spas, under certain conditions, can entrap swimmers underwater. To help protect your family, be sure to take the following steps. Place barriers completely around the pool, closely supervise young children, and be prepared in case of emergency.
Install physical barriers around the pool to limit access. Fences and walls should be at least 4-feet high and installed completely around the pool. Gates should be self-closing, self-latching, and swing away from the pool area. The latch should be out of reach of small children. If your house forms one side of the barrier for the pool, doors leading from the house to the pool should be protected with alarms that sound when the doors are unexpectedly opened. Or, use a power safety cover, a motor-powered barrier placed over the water area, to prevent access by young children. For above-ground pools, steps and ladders to the pool should be secured or removed when the pool is not in use.
Never use a pool or spa with a missing or broken drain cover. Be sure a newer, safer drain cover is in place. The new “anti-vortex” type drain covers are usually domed-shaped, with smaller openings – instead of the old flat drain covers. Consider installing a Safety Vacuum Release System (SVRS), a device that will automatically shut off a pump if a blockage is detected. Plainly mark the location of the electrical cut-off switch for the pool or spa pump. If someone is entrapped against a drain, cut off the pump immediately. Instead of trying to pull the person away from the powerful suction - pry a hand between the drain and the person’s body to break the seal. Have a professional regularly inspect your pool or spa for proper safety barriers, and entrapment or entanglement hazards
Greg Noyes
Pacific West Home Inspection
818-362-5578
greg@ehomeinspector.com
www.ehomeinspector.com