Book ‘Em Danno. Breaking the law when it comes to your home.

There you are with hammer in hand then out of the shadows you hear a voice “Drop that hammer and put your hands on the wall… NOW”.  The authority comes up and grabs one of your hands and throws a cuff on it. Then the owner of the voice cuffs the other. “Now we got you, you have been found guilty of violating the law”.

Codes are the law of the land. They are the guiding principles to building a safe and (mostly) durable home. Then why is there so much resistance to them, and worse so much willingness to not play by the rules?

It seems that it is human nature to resist authority to some extent. But funny thing about rules, we want everyone else to play by them, but those rules may not apply to you… right? Many feel that it’s our home and we can do what we want, right… wrong! You do not get in a car and tell the kids they do not have to wear the seatbelt, it’s your car and I can do what I want, right? There are the rules, we should all abide by them.

The law of the land states that if we perform certain acts (repairs/alterations) on our home we must do so with the guidance of the rules. Ignorance is not an exemption. We must pull permits where instructed and ensure what we are doing what is both safe and accepted by the governing bodies (The AHJ/The Building Official).

Enter the building codes, this is from the 2009 IRC (International Building Code) (bold and underline is mine).

R102.7.1 Additions, alterations or repairs.

Additions , alterations or repairs to any structure shall conform to the requirements for a new structure without requiring the existing structure to comply with all of the requirements of this code, unless otherwise stated. Additions , alterations or repairs shall not cause an existing structure to become unsafe or adversely affect the performance of the building.

(The old grandfather clause goes bye-bye)

R105.8 Responsibility.

It shall be the duty of every person who performs work for the installation or repair of building, structure, electrical, gas, mechanical or plumbing systems, for which this code is applicable, to comply with this code.

(This is you or anyone you hire)

R105.1 Required.

Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit .

(Yep, most likely you need a permit)

R113.1 Unlawful acts.

It shall be unlawful for any person, firm or corporation to erect, construct, alter, extend, repair, move, remove, demolish or occupy any building, structure or equipment regulated by this code, or cause same to be done, in conflict with or in violation of any of the provisions of this code.

(Yep you are breaking the law… Book ‘Em Danno!)

These rules pretty much cover most things when it comes to repairing and changing your home. And as you can see you are required to perform these acts in compliance of the rules.  No one is exempt (not even me ;). The key operative word here is “Shall”. This means you must or you will do what is stated. To do otherwise you are violating the law.

Remember you most likely will only own your home for a certain period of time. Only about half of all single family home owners will live in their homes for at least 10 years. That means many will sell their home and then someone will inherit whatever you have done (or not done) to the home. I think as responsible people we should think about those who will come later, or will it always be “Caveat Emptor” and we just keep kicking the can down the road and let someone else be responsible.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

A Whip Around- HVAC technicians and electrical work

The recent “Electrical Currents” (local electrical newsletter) got me thinking.

I have seen some less than professional electrical work when it comes to HVAC equipment replacement. There are some lines being crossed and/or improper work performed. Here in the State of Washington HVAC contractors can perform some electrical work when replacing a HVAC unit under a class B permit per Washington Administrative Code (WAC  296-46B-908).

This is why hiring a good HVAC contractor is critical. One who knows the rules and performs their work within the scope of their permit. When I hired a HVAC contractor I had to have an electrician come in to extend the whip prior to completion of the installation (the contractor would have arranged this but knew that I had several electricians that I have worked with).

So I find it a bit of a problem when I see unprofessional installation. Here is from a recent home inspection where the HVAC contractor was way out of scope, let alone performing unqualified and potentially dangerous installation.

As you can see the feed to the furnace was not protected and not properly secured. This can lead to the feeders wearing and potentially energizing the housing. Not a good situation.

Here the feeder has compromised the fire resistive barrier in the garage.

From Washington State L&I-

Replacing or Repairing an Equipment Supply Whip larger than 120 Volts and 20 Amps is not Class B Permit Eligible.

Recently, the department has received several questions regarding whether or not an equipment supply whip can be replaced or repaired with a like-in-kind furnace change out using a Class B permit.WAC 296-46B-908(10) is very specific about what can be done using a Class B permit. If the electrical work requiring a permit is not described in this section, a Class B permit is not allowed. WAC 296-46B-908(10) (b) (iii) states Class B work includes “An electric/gas/oil furnace not exceeding 240 volts and 100 amps when the furnace is connected to an existing branch circuit.” Alteration of or replacement of an equipment supply whip larger than 20 amps and 120 volts is not Class B eligible work, a regular electrical work permit is required.  (WAC 296-46B-908Link)

Well I think we can all safely say this work was outside of the scope of their permit and should have been completed by a licensed electrician.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Keep your distance! Swimming Pools and Receptacles.

Electricity and water can be a bad combination. So it is no surprise that when it comes to “in-ground” swimming pools there are some rules that come into play that specific to the pools. They have their own section in the NEC (Article 680 of the National Electrical Code).

One of the requirements is that lighting and receptacles must maintain proper distances from the pool.

During this home inspection I was well aware that the receptacles around the pool were rather close. When I measured them they were just under 5 feet to the inside surface. Since prior to 2008 the required distance was 10 feet for receptacles, which was then reduced to 6 feet in the 2008 cycle, this was obviously very close. Remember these distance are based on that most cord attachments to things (radios, hairdryers etc…) are 6 feet or less. This is also reason for the spacing rules for interior receptacles.  It should also be noted that these exterior receptacles were not GFCI protected.

As always I am a bit of a geek so I found that it was interesting when doing a little research that the requirements for electrical installations around swimming pools did not become formalized until the 1962 code. This also coincides with the first mention of ground-fault protection in the 1962 NEC with the introduction of Article 680 for swimming pools.

Here is what the 1965 NEC states, prior to the ’62 code there was no article specifically addressing swimming pools.

Fast forward to the present here is what the 2011 NEC states-

“680.22 Lighting, Receptacles, and Equipment.

(2) Other Receptacles, Location. Other receptacles shall be not less than 1.83 m (6 ft) from the inside walls of a pool.

(This changed From 2005 680.22(A)(2) and (3): The receptacles clearance was reduced from 10 ft to 6 ft.)

(3) Dwelling Unit(s). Where a permanently installed pool is installed at a dwelling unit(s), no fewer than one 125-volt, 15- or 20-ampere receptacle on a general-purpose branch circuit shall be located not less than 1.83 m (6 ft) from, and not more than 6.0 m (20 ft) from, the inside wall of the pool. This receptacle shall be located not more than 2.0 m (6 ft 6 in.) above the floor, platform, or grade level serving the pool.”

So as you read this code you are required to have at least one receptacle for servicing the pool. It must be located between 6 to 20 feet of the pool.  It is also time for Sparky to come out and do a little updating to the electrical system around the pool.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Washington State Business Owners and other business owners, Beware of a scam.

There is a scam out there that should be aware of. I received a FINAL NOTICE that looks very official that states if you do not comply with the law you could be fined and/or audited. There is a billed attached that it makes like you need to pay to come into compliance.

This is a scam from a Company called the “Labor Standards Compliance Office” located at 1201 Pacific Ave Tacoma WA 98401.

What this really is a poster company that is trying to sell you poster that you need to have present at your company workplace if you have employees. The scam is that these required posters are free from the Washington State Department of Labor and Industries. I have contacted L&I on this because it looked a bit fishy and I have no employees so I do not need to have these posted. But this is very deceptive and could easily be construed that you need to comply by paying the fee.

Here is an two images of the letter I received.

Front

Back

I had contacted the Washington State Attorney General and file a complaint, which I have done. Here is a link to file a complaint if needed-http://www.atg.wa.gov/FileAComplaint.aspx#.UrR-2vSIB8E. Anyone that receives this letter should file a complaint with the State Attorney General.

I hate these companies and you always be concerned if you receive a letter such as this. Notice there is no phone number to contact them.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Where’s the hot water, Single handle faucets cartridges by Moen

It seems in home inspections things come in streaks. My streak of recent weeks was running into Moen single handle Posi-temp faucets that are not functioning correctly.

When testing the showers I could not get any hot water to come out of the faucet or showerhead.  I had hot water at the sink and other areas but not at the tub and shower.

Moen has a single-handled shower faucets that has an internal cartridge to regulate water flow and temperature. What can happen is this cartridge may become blocked, may not be functioning correctly, may have been installed incorrectly or the temperature limiter needs adjustment.

Moen Cartridge

The correction of this is normally pretty simple. This may require that you remove the cartridge to make the proper repairs. These cartridges do have a special tool to remove the cartridge though.

                                                              Moen Cartridge Puller

Many Moen faucets have a temperature limiter installed on the valve stem that prevents the user from turning the handle too far to the hot side. To adjust this limiter you remove the handle.

With the handle off you see the plastic handle adapter, and the limiter, which consists of two plastic pieces.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

UL and You- Safety testing, home inspections and electrical equipment.

There was a long diatribe on one of the Forums about home inspections, electrical inspections, UL listing (safety testing) and manufacture specifications.  We all have our view on many things but I thought I would share a very important piece of regulatory law.

This is in regards of Washington State RCW (Revised Code of Washington)19.28.010.

From the January 2014 Washington State Labor and Industries Newsletter.

“Electrical Equipment Must Meet Manufacturing Safety Standards

RCW 19.28.010 requires all materials, devices, appliances, and equipment under the jurisdiction of the electrical law to be “of a type that conforms to applicable standards or be indicated as acceptable by the established standards of any electrical product testing laboratory which is accredited by the department.” The requirement that electrical equipment be manufactured to appropriate safety standards has been in Washington Law for over forty years. OSHA and most states have similar requirements. There are many quality manufacturing firms that get their products certified (and identified, marked, or labeled) by third-party product testing laboratories and safety standards experts.

However, there are product manufacturers willing to sell untested electrical products to unsuspecting and uninformed customers. This questionable business practice may give additional profit and competitive advantage to the manufacturer, but it unfairly places the burden of proof of electrical safety on the consumer or end user.

The electrical contractor and installer should make their customers aware of these requirements as early as possible in the design and planning stage of a project. Preventing the purchase of equipment that is not tested or evaluated for electrical safety can prevent costly delays at the end of the project.”

As you can see from this statement it is very important that you use materials and equipment that has been through proper testing protocols.

Labor and Industries oversees the State’s electrical permitting and inspection process (Many of the larger municipalities will have their own Electrical inspectors and AHJ’s).

Here is a list of some of the Registered Certification Marks-Nationally Recognized Testing Laboratories (NRTLs)

Testing, codes and manufactured specification are all intertwined to provide a certain level of safety for us, as consumers and citizens. This is never an end all in but just one piece of the process. We as inspectors, trades-people and contractors have an important part of this process also.

As home inspectors we can help in this process and understanding to our clients the home owners.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

When is a circuit breaker not a circuit breaker? Wenatchee Home Inspection Services

Odd question you think? Well there is such a case and it is very common with exterior HVAC equipment.

It is a called a disconnect switch (yeah I know it technically not a breaker, but it looks like one).

With a disconnect switch it is intended to be opened manually but it is not intended to be opened or interrupted by a fault (so not a circuit breaker). What it does have is a "withstand rating" which is its ability to hold together when subjected to fault current.

These molded case switches are identical to breakers in that they use the same plastic casing except inside the y are only a switching device, so no overcurrent protection.

When you encounter one of these you must look in the breaker or fuse panel for the overcurrent protection for that circuit to ensure that they are properly protected per the rating of the HVAC equipment. (Here is a link to an article-  Air Condition and Heat Pump over current protection and wire sizes ).

Knowing what you are looking at will help you with making proper observations.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

We all like to VENT. Dealing with all the hot (and moist) air! - Chelan Home Inspections

You are full of hot air and you need to get it out, right!

Well in homes we have venting that has to be performed for various functions. There is plumbing vents and exhaust vents.  Each of these has their rules that need to be adhered to.

During a recent home inspection I can across a curious situation.  When homes are built in mountain areas, where there is high snow volumes, penetrations through the roof covering can always be a bit of weak spot.  Good design for these areas is to minimize these penetrations and to put them as close to the peak as possible.

During this specific home inspection there are bathrooms that we have to vent. So we have “those rules” on how we are to vent those bathrooms.

The Residential Code states-

SECTION M1507- MECHANICAL VENTILATION (Bold and underline is mine)

M1507.1 General. Where toilet rooms and bathrooms are mechanically ventilated, the ventilation equipment shall be installed in accordance with this section.

M1507.2 Recirculation of air. Exhaust air from bathrooms and toilet rooms shall not be recirculated within a residence or to another dwelling unit and shall be exhausted directly to the outdoors. Exhaust air from bathrooms and toilet rooms shall not discharge into an attic , crawl space or other areas inside the building.

M1507.3 Ventilation rate. Ventilation systems shall be designed to have the capacity to exhaust the minimum air flow rate determined in accordance with Table M1507.3.

                                                         (Bath exhaust tied to plumbing vent)

So here is what I found. This creative person vented the bathrooms into the plumbing vent stack to minimize the penetrations in the roof.  Creative but very bad idea, we now have potential sewer gases entering the home via the bathroom fans.  Some of those sewer gases can be combustible or even flammable let alone a health issue.  Then there is air pressure when the fans are on.

                                   (Bath exhaust tied to plumbing vent)

Sometimes thinking through the whole process is a good thing and hiring the right people to perform it can save you a headache or putting up with some stink.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

I am so relieved, rules for TPR discharge tubes. Chelan Home Inspection

As home inspectors we are charged with carrying quite a bit of information packed into our heads Knowing rules, codes and specifications and how they apply helps in making observations.

I know for me that I learn certain rules and then I sometimes forget where I learned that rule. I have it in my report template or my head but sometimes forget where I got the information. Was a code, a manufacture spec was an exception to a code or a code in another section that relates etc…

When talking with a very good local plumber on a situation on a TPR (Temperature, Pressure Relief) discharge point. We had a conversation on whether you could discharge to a floor or does it have to be to a drain, or exterior, or other approved point.

Now this is where my brain got fuzzy. I said I think it can go to the floor. The plumber said per UPC code it must be to a drain or other proper discharge point. So he got me thinking and that always hurts!

Well I get home and decide to do some research and find that we were both correct… but! Washington State has adopted the UPC with some amendments. And one of the amendments is that you may discharge to the floor when it was replacement equipment.

So here is the 2012 UPC amendment for Washington State (Bold and Underline is mine)

608.5 Drains. Relief valves located inside a building shall be provided with a drain, not smaller than the relief valve outlet, of galvanized steel, hard drawn copper piping and fittings, CPVC, or listed relief valve drain tube with fittings which will not reduce the internal bore of the pipe or tubing (straight lengths as opposed to coils) and shall extend from the valve to the outside of the building with the end of the pipe not more than two (2) feet (610 mm) nor less than six (6) inches (152 mm) above the ground or the flood level of the area receiving the discharge and pointing downward. Such drains may terminate at other approved locations. No part of such drain pipe shall be trapped or subject to freezing. The terminal end of the drain pipe shall not be threaded.

Exception: Replacement water heating equipment shall only be required to provide a drain pointing downward from the relief valve to extend between two feet (610 mm) and six inches (152 mm) from the floor. No additional floor drain need be provided.

(In this example the correction is complex or simple depending on rules)

So I called my plumber buddy back and he laughed and thanked me for the information.  Sometimes it is good to get challenged and make you remember.

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Genie Recalls Garage door openers for fire hazard.

It has been reported that the control board of the recalled Garage Door openers could experience overheating presenting a potential fire hazard.

The recall involves Genie PowerMax 1200 and 1500 models, as well as Genie Pro Line models TriloG 1200 and 1500, screw drive garage door openers.

The serial numbers are printed on a label located on the side opposite to the light. Serial numbers for the recalled units start with the following five numbers:

Genie PowerMax serial #’s- 11214, 11347, 11214, 11215, 11348, 11313,11235, 12006, 11332, 11256, 12009, 11336, 11298, 12018, 11347, 11311, 12019, 11348, 11312, 12026, 11349, 11313, 12027, 11326, 12034, 11327, 12036, 11336, 12037, 11332, 12038, 12058.

Genie Pro Serial# 11214 11313 11332 11336 11347 11348 11349

These garage door openers were sold at many of the retailers between- August 2011 through October 2012.

Recall link-http://www.cpsc.gov/en/Recalls/2014/Genie-Recalls-Garage-Door-Openers/#remedy

“The learning and knowledge that we have, is, at the most, but little compared with that of which we are ignorant.”

Plato

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Partial truths do not make a good deal.              Wenatchee Home Inspection Services

As home inspectors we report what we see. Sometimes that information can be troublesome to the client.

On a recent home inspection my client informed me that permits had been pulled for all the work performed on a recent remodel on the home they are looking to purchase.

As I am evaluating the work done I questioned that permits have been pulled or that maybe not all the necessary permits have been pulled and/or the permits have not been signed off on. This was especially true of the electrical work. During the inspection I let my client and their agent know that they could look up the permits online. So as I continue on with the home inspection they start looking up the permits.

So I am now evaluating the wiring from the main service panel and know that this was not permitted work. The branch wiring was not performed in normal manner and the branch circuit run was bundled leaving the panel.

Per NEC (National Electrical Code) 310.15 and 334.80 these wires would need to be De-Rated, meaning their current carrying capacity needs to be adjusted down to allow for potential heat buildup within the bundle. The amount of de-rating here would render the circuit capacity almost useless.

After this evaluation my client and their Agent show me the electrical permit they found and it was only for the feeders to the panels, no permit was pulled for all the other wiring, which I already knew. THere were other issues with how the wiring was performed.

Here is how a professional will space their wiring.

Pictures tells a thousand words.

There were other issues too that show that a partial truth was used.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Baby it’s cold outside, put another log on the fire… in the garage!

As home inspectors we often have to not only know a lot little things, then there is also the looking at the big picture.

On Douglas County home inspection a little while back I noticed what a not so uncommon installation. A wood stove installed in the garage.

The general rule is that solid fuel–burning appliances should not be installed in any location where gasoline, flammable vapors or gases are present or in garages. Many insurance companies do not allow wood burning appliances installations in garages.

Here is the National Fire Code (NFPA 211) section 12.2 Location of Appliances.

12.2.3 Solid fuel-burning appliances shall not be installed in any location where gasoline or any other flammable vapors or gases are present.

12.2.4 Solid fuel-burning appliances shall not be installed in any garage.

Now some jurisdiction may allow it if the appliance is installed to manufacturer's specification, if the wood stove is 18 inches off the ground and is protected from vehicle damage.  But you may just want to think about this strategy, there are some other great options for keeping your tootsies warm out there.

In the State of Washington you should know that any wood burning device sold, offered for sale, or given away to Washington State residents must meet Washington’s standards. All wood burning devices must meet both EPA’s standards and Washington’s stricter standards.

Link for WA ST DOE-Wood Stoves, Fireplaces, Pellet Stoves and Masonry Heaters

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Crazy plumbers, What were you thinking. Bad Water Heater Install

Sometimes you really have to wonder... "WHAT WERE YOU THINKING!!!"

On a recent home inspection I came across a water heater stuffed into a closet. The instillation was obviously not an easy one.

So to get the water heater into the closet the plumber (I must assume since they signed the insulation wrap)  removed the outer jacket on the water heater leaving the elements and thermostat and associated wiring totally exposed.

Well we know they are plumbers and not electricians because this failed that section pretty well.

Then to top it off the reduced the diameter of the TPR valve discharge tube and routed it to the crawlspace, another non-no. I think this plumber needs a few more apprenticeship hours.

In addition they should of installed a pan too, but I am being picky now... am I not.

So here's to you, you proud plumber, who was proud enough to leave your company name written on the insulation for this installation.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Riser spacing on stairs. The dirt on open risers

Many rules on risers and baluster spacing is aimed at the little ones in our lives. Those smaller children  have a habit of sticking their little heads in places.

So many of the codes are geared at protecting them. This is where the 4 inch rule comes in. But in an odd quirk of codes we have a loop  hole for a head hole.

R311.7.5.1 Risers. ((from the 2012 IRC) (bold and underline mine)

The maximum riser height shall be 73/4 inches (196 mm). The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch (9.5 mm). Risers shall be vertical or sloped from the underside of the nosing of the tread above at an angle not more than 30 degrees (0.51 rad) from the vertical. Open risers are permitted provided that the opening between treads does not permit the passage of a 4-inch-diameter (102 mm) sphere.

Exception: The opening between adjacent treads is not limited on stairs with a total rise of 30 inches (762 mm) or less.

So in this photo the open risers on the stairs are considered a safety/code violation.

And in this photo the riser spacing is perfectly okay by code, but what about safety? (There are other issues with these stairs, missing landing and handrail)

I wonder if the code official have ever had children. The last time I looked it seemed that those little ones are much closer to the ground and I would assume if the issue is their heads being stuck it is much easier at lower height than with a very tall run.

Toddler heights at 12 months, for boys is around 29 to 30 inches and for girls is 28.5 to 30 inches. At 15 months boys average 30.5 to 32 and for girls its 30 to 31.

The circumference of the baby head is usually around 16 to 18 inches which is a diameter of 5 to 5.7 inches. Be we know that heads are typically narrow in one direction.

So if the little one went up and stuck there head it that lower height could have just as much issue , and maybe more so than the higher one. Code are minimums and I will recommend that these risers meet the criteria of those over 30 inches. Knowing the rules is important, especially in new construction.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Skipping the details, Wood Shake and Shingle roofs-        Chelan, Wenatchee and Leavenworth Home Inspections

Wood roofs- Is it a Shingle or Shake? This at times is very difficult to really know because the modern milling techniques for shingles can mimic shakes, but generally shingles are sawn (smooth) and shakes are split (rough/rustic). 

The common wood species is western red cedar, though redwood, treated pine or even cypress may be used.

Wood roofs can be very beautiful but they need special attention during installation.

This issue I am seeing during the home inspection of the roof is with the use of solid decking behind the wooden shingles/shakes. Improper installation technique on solid decking is causing the shakes to wear much quicker, curl and split. This is shortening the life of the roofing.
 

Wood shakes/shingles need to breath and have air movement around them. The older tradition was to install skip or spaced sheeting which allowed proper air movement around the shakes. Skip sheeting is usually 1x4 or 1x6 evenly spaced for shingle attachment. The more humid the environment the more critical this breathability is.

On the solid decking if this air movement is not properly accounted for you will see issues in the shakes and the decking from moisture and excessive heat.
 

There are breathable membranes that can be installed and some manufactures of the shingles actually design the shingle to have built in integral ventilation.
 

When hiring a roofing contractor it is critical to hire one who truly understands the roofing materials being installed, the environment and the proper installation techniques involved for such environment. It is also important to buy premium Shkes or shingles to get the longevity out of the roof covering.

You don't want to be the one who hears from the home inspector or roofing contractor that the roof is done and it is only 10 years old.

Here is a case study on wood roofs. A 70 year old shake roof

Skiping the details, Wood Shake and Shingle Roofs.
 

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Coming down the Pike-  New AFCI rules for 2014

Well there is a buzz  in the electrical world with the upcoming adoption of the 2014 NEC, (on July 1, 2014 for Washington State). The big one is in regards to AFCI (Arc Fault Circuit Interrupter) protection, and now all the areas they are to cover. (Here is an article from 2012 on why AFCI protection-  Link )

But now the debate rages on about the new rules from the 2014 NEC in regards to these devices, their cost versus protection they provide.

2014 NEC article- 210.12Arc-Fault Circuit-Interrupter Protection

Arc-fault circuit-interrupter protection shall be provided as required in 210.12(A)(B), and (C). The arc-fault circuit interrupter shall be installed in a readily accessible location.

(A) Dwelling Units. (Bold and underlined is mine)

All 120-volt, single-phase, 15- and 20-ampere branch circuits supplying outlets or devices installed in dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similar rooms or areas shall be protected by any of the means described in 210.12(A)(1) through (6):

So basically the 2014 NEC will require AFCIs in all homes (dwelling units) for all 15 and 20 amp 120v circuits except for bathrooms and garages.

Now here is the real kicker that has some electricians really going crazy-

210.12Arc-Fault Circuit-Interrupter Protection

(B) Branch Circuit Extensions or Modifications — Dwelling Units.

In any of the areas specified in 210.12(A), where branch-circuit wiring is modified, replaced, or extended, the branch circuit shall be protected by one of the following:

A listed combination-type AFCI located at the origin of the branch circuit

A listed outlet branch-circuit type AFCI located at the first receptacle outlet of the existing branch circuit.

Exception: AFCI protection shall not be required where the extension of the existing conductors is not more than 1.8 m (6 ft) and does not include any additional outlets or devices.

This means if you modify a branch circuit,  that modification will require that the affected circuit will now have to be AFCI protected.

If you have not read  this article from Doug Hansen it is worth a read-  AFCIs Come of Age

Let the debate begin!!!

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Being Connected- Wireless Smoke Alarms

Smoke alarms are very important part of fire safety in a homeand should be replaced every 10 years.

Now with wireless smoke alarm interconnection couldn’t be easier. I have been suggesting these wireless interconnected smoke alarms to home buyers for a while now in older homes that did not have wired interconnected smoke alarms, but the 2012 IRC made it official and they can be used in new construction also.

Now when performing repairs or in new construction wireless interconnected smoke alarmswill be able to be used to meet the requirements for interconnection.

There are also hardwired wireless interconnectable smoke alarms (with battery backup) that can expand your current coverage by simply replacing an interconnected alarm then take advantage of the wireless technology for additional smoke alarms.

http://www.kidde.com/Documents/kws%20data%20sheet.pdf

IRC Rules

R314.5 Interconnection. (Bold and underlined are mine)

Where more than one smoke alarm is required to be installed within an individual dwelling unit in accordance with Section R314.3, the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm.

Exception: Interconnection of smoke alarms in existing areas shall not be required where alterations or repairs do not result in removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for interconnection without the removal of interior finishes.

"To know that we know what we know, and to know that we do not know what we do not know, that is true knowledge."

Nicolaus Copernicus

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

Asphalt shingles flashing requirements- The edge on the  "Drip Edge"

This has been a pet peeve of mine for a very long time. When installing a new roof covering many roofing contractors omitted the drip edge flashing. It was only required if the shingle manufacturer required it. These flashings are relatively cheap yet were often not installed in my area.

Now that is not the case, the 2012 IRC has now made it a requirement for asphalt shingle roofs to have a drip edge flashing installed, no exception.  All I can say it was about time.

There are various forms of these drip edges. I prefer what is called a "D" style drip edge that allows the shingle to overhang the facia a little farther.  Water does not always play nice so the "D" style give a little more space for gravity to overcome surface tension.

So per the 2012 International Residential Code-

R905.2.8 Flashing. Flashing for asphalt shingles shall comply with this section

R905.2.8.5 Drip edge. (Bold and underline is mine)

A drip edge shall be provided at eaves and gables of shingle roofs. Adjacent pieces of drip edge shall be overlapped a minimum of 2 inches (51 mm). Drip edges shall extend a minimum of 0.25 inch (6.4 mm) below the roof sheathing and extend up the roof deck a minimum of 2 inches (51 mm). Drip edges shall be mechanically fastened to the roof deck at a maximum of 12 inches (305 mm) o.c. with fasteners as specified in Section R905.2.5. Underlayment shall be installed over the drip edge along eaves and under the underlayment on gables. Unless specified differently by the shingle manufacturer, shingles are permitted to be flush with the drip edge.

Of course this is all good if done correctly. Not like this example.

Okay this will be fun when I am out in the world doing new construction inspections and phase inspections and see who is keeping up on the requirements, both builders and municipalities.

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572

On the Air- Wireless Electrical Connectivity

With our electronic world now becoming a mess of cords, power strips and adapters to plug in our new world gadgets think of a world where the cord becomes obsolete.

We can thank that wonderful think tank of MIT with what maybe the next biggest revolution in electrical connectivity. This is where Physics meet practical applications.

Nikola Tesla theorized something like this about 120 years ago with “resonant inductive coupling”, also known as "electro-dynamic induction".

                                                        (Nikola Tesla drawing)

Now to the future welcome to WiTricity Corp, a company founded in 2007 that is taken this electromagnetic theory from the lab bench to laptop.

Using an oscillating magnetic field there are able to take electricity convert it to a electromagnetic field and use of magnetic coupling to take that energy and convert it back to electricity at the receiver that could be built into our electronic devices.

MIT Professor Marin Soljačić (pronounced Soul-ya-cheech) came upon this idea after hearing his cell phone beeping because of low battery and wonder why could not use all this power around the home. Marin quotes  “There is electricity wired all through this house, all through my office—everywhere. This phone should take care of its own charging!”. An idea is born.

Think of it as wireless internet for electricity. I for one can not wait to see this become common place.

Here is a report from CNN on this.

Here is the 2009 TEDtalk link-  http://www.ted.com/talks/eric_giler_demos_wireless_electricity

"To know that we know what we know, and to know that we do not know what we do not know, that is true knowledge."

Nicolaus Copernicus

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                              509-670-9572

Lights, Cameras, Energy Code Requirements for lighting!

2012 Washington State Energy Code (WSEC) now requires that the 75% of your lighting be what is defined as high-efficacy lamps. This is for both interior and exterior lighting. There is no separate requirements for exterior lighting.

                                                  ( Incandescent, CFL, LED )

What are high-efficacy lamps?

HIGH-EFFICACY LAMPS. Compact fluorescent lamps, T-8 or smaller diameter linear

fluorescent lamps, or lamps with a minimum efficacy of:

1. 60 lumens per watt for lamps over 40 watts;

2. 50 lumens per watt for lamps over 15 watts to 40 watts; and

3. 40 lumens per watt for lamps 15 watts or less.

Now when it comes to this requirement your two main choices are CFL and LED.

My thought on this is LED is the way to go. The are at full brightness at the flip of the switch and run cooler than the CFL’s. I have been slowly replacing my lighting with the LED’s and so far I very happy with the light they produce.

Also it has been my experience that the CFL’s just do not last as long as described by the manufacturers. One cause of this maybe that frequent cycling may degrade the CFL’s. Also Consumer Reports has found that turning CFLs on and off in less than 15 minutes period was leading to degradation of their life cycle. The life expectancy of CFL is about 6000 to 10,000 hrs per manufacturers.

LED lighting has a life expectancy of 20,000 to 50,000 hours and some high quality LED’s will function for well over 100,000 hours. At 8 hours per day this would be approximately 17 years those in the 50,000 hour range.

I expect the cost of LED’s will continue to drop as they become more common. Also some municipalities may have rebates for installing LED’s.

                                                         (Retrofit Kit)

Here is a link for Chelan County PUD for LED retrofit kits-

http://appliancerebates.chelanpud.org/2014/energy-star-led-downlight-retrofit-kits/

Here is a couple of links to comparison charts-

http://www.designrecycleinc.com/led%20comp%20chart.html

http://www.intermountain-rea.com/userfiles/LEDvsCFL.pdf

“If you think it's expensive to hire a professional to do the job, wait until you hire an amateur.”

Red Adair

NCW Home Inspections, LLC is a Licensed Washington State Home Inspection service located in Wenatchee Washington serving Chelan County, Douglas County, Kittitas County, Okanogan County and Grant County Washington and the cities of Wenatchee, Leavenworth, Cashmere, Oroville, Cle Elum, East Wenatchee, Quincy and many more…  

Your Wenatchee and Chelan Professional Real Estate, Home and Structural Pest Inspection Service

www.ncwhomeinspections.com                                             509-670-9572