NY Metro ASHI News
April
2003
A Publication of the NY Metro Chapter of the American
Society of Home Inspectors
Edited by John Gerardi (gerardi@att.net)
Articles
published in the NY Metro ASHI News are the sole opinion of the author and we
publish these articles for educational purposes only and not to indorse or
state a position for or against the content of the article.
April Meeting
Tino’s
Steak House
Route 100, Hawthorne, NY
Date: Thursday, April 24, 2003, 6:00PM
Next Meeting's Program Al
Padovani from Yorktown Environmental Lab will be speaking about water quality
testing.
Guests are welcome at all meetings.
President's Message
The New York State Property Condition Disclosure Act
(Information taken from an article in the NEW YORK TIMES METRO Friday, February
28, 2003-B10)
Under this law, sellers are required to fill out a form, which consists of six
pages, and to answer "to the best of their knowledge" 48 questions
about defects like water damage, pest infestation, the presence of asbestos.
The form must be delivered before a contract is signed. The law does not apply
to co-ops or condominiums.
The home seller has two options in complying with this New York State Law. One
is to inform buyers about defects in the property (by filling out the form
noted above) or take off $500 from the selling price.
I believe that it would be prudent for a Home Inspector to understand this law
and understand that a seller, by taking off $500 from the selling price, does
not have to disclose defects. Further and when possible I would recommend that
the inspector inquire of his client whether the Disclosure Form was received
and if so could it be seen.
The article referred to above also discusses a lawsuit involving this law
brought by a buyer in Staten Island, Judge Straniere's Decision and comments by
Assemblyman Brodsky. For those interested, I would recommend reading this whole
article.
Since a Home Inspection Law is now being discussed in the NY State Legislator,
I would suggest that a provision be included in this bill, if feasible, to make
the present disclosure law more definitive and effective and that a Home
Inspector making an inspection be given a copy, if such was made.
Sincerely,
Sherman S. Price
NY Metro ASHI, Chapter President
Vice President's Message
Note to all Officers, Board Members & Committee Chairs:
Due to your position of responsibility in the Chapter; your participation at
Board & Chapter meetings is very important. If unable to attend,
please call the President or Vice President with news/information of your
Committee.
Thank you, Carl Gerosa
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VIC'S
(AD)VICE COLUMN
by Victor J. Faggella
EFFLUENT FILTERS?
While attending the ASHI Conference in Orlando, I
visited the National Small Flows Clearinghouse's booth and filled out a
registration form. The National Small Flows Clearinghouse is a non-profit
organization which provides free and lost cost materials on private water
supplies and on-site waste disposal systems. Since registering, I have received
much valuable information.
One of the publications which I received was the
Small Flows Quarterly magazine. In this publication there was an article on
"Effluent Filters." In all my years of doing home inspections, I had
never previously heard of such a device. As you should already know, a septic
tank's contents separate out into three levels. At the bottom is the
"sludge" which is composed of those solid particles which settle out.
At the top is the "scum," which is composed of those materials which
are lighter than water and float to the top. In between these two layers is the
wastewater effluent, which goes into the disposal area. However, the effluent
is not a clear liquid. Instead it a colloidal suspension of those particles
which are not heavy enough to sink to the bottom and form sludge or light
enough to float to the top and form scum.
It is these small suspended particles which will
eventually clog the pore spaces in the drain or leach fields, reduce its
percolation rate and finally result in a failure of the system. According to
the article, one way to minimize the passing of these particles into the
disposal area is to install a filter on the outlet of the septic tank. As with
any properly designed filter, they do remove solid particles from the effluent
and prolong the life of the disposal area. However, there is a downside. In
doing its job, the filter will eventually become clogged, making it necessary
to replace it or clean it. Failure to do so will cause the tank to overflow and
back-up into the home.
The article does not mention how often these
filters (there are several types) require replacement or cleaning. Although an
effluent filter sounds good in theory, it may be a different matter in actual
practice. If the home owner performs maintenance on the filter with the same
regularity which we see maintenance performed on other components in the house,
the cure may be worse than the disease. As we are only doing a limited visual
inspection, and have no way of knowing whether such a filter has been
installed, we will continue to advise our clients to have an open system
inspection on all on-site waste disposal systems.
For additional information, write The National
Small Flows Clearinghouse, West Virginia University, P.O. Box 6064, Morgantown,
WV 26506-6064, or visit their Web Site at:
http://www.nsfc.wvu.edu/
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"Codes Corner"
by Evan Grugett, CCA, ASHI #169
Application of the Codes for the Home Inspector
The Building Codes of New York State are state law that must be employed as the
minimum standard for construction. A municipality can have its own Building
Laws (i.e., The City of New York, or City of White Plains), but they can only
be more restrictive than the Code Series of NY State, not less.
Generally, if the municipality had its own Building Code in effect prior to the
enactment of the Uniform Code in 1984, and the latest Code Series of the State
of NY in 2002, they can enact a local law, approved by the State Legislature,
amending the Building Code for their "local enhancements."
Much of these new codes are based on the same referenced standards, and
accepted practices, as the "Uniform Code" (1984), and the 1977 State
Building Code. NFPA, UL, ASTM, ASHRAE, are among the familiar standards
that the codes and manufacture of equipment are based on. The are also based on
the International Model Codes Series of the ICBO, but not in every
respect. NY State made many enhancements in their code series that are
not in the International Code Series.
The three new codes that would most directly affect a Home Inspector are the RCNYS
(the Residential Code of New York State), the FCNYS (the Fire Code of
New York State), and the PMCNYS (the property Maintenance Code of New
York State). The latter two are applicable to all buildings, including one and
two family dwellings, at all times. A permit application is not required to
apply these standards to the building.
The RCNYS applies to new construction, not renovations. Appendix K of the RCNYS
covers rehabilitation of existing structures. These requirements are
triggered by the permit process. As a Home Inspector, you may not know
that the municipality that the building you are inspecting is in has any such
local enhancements. You don't have to. The Uniform Codes that would apply to a
dwelling, the RCNYS, the FCNYS and the PMCNYS, are the minimum standards.
If what you are seeing on your inspection does not meet those three codes, it
certainly then cannot meet any local code. It should be called out in
your inspection report as possibly deficient, not installed to manufacturer's
specifications, not a
warranted installation, a safety hazard, or something which may not provide its
normal service life. Stay away from using terms such as
"nonconforming" or "violation," or "illegal" in
your reports.
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The Environmental Corner
By John Gerardi
The following information was extracted the National Safety Council Fact
Sheet Library web site: http:/
/www.nsc.org/library/facts
Sick Building Syndrome
What Is Sick Building Syndrome?
Sick building syndrome (SBS) is a situation in
which occupants of a building experience acute health effects that seem to be
linked to time spent in a building, but no specific illness or cause can be
identified. The complaints may be localized in a particular room or zone, or
may be widespread throughout the building.
Frequently, problems result when a building is
operated or maintained
in a manner that is inconsistent with its original design or prescribed
operating procedures. Sometimes indoor air problems are a result of poor
building design or occupant activities.
What Are the Symptoms of SBS?
Building occupants complain of symptoms associated
with acute discomfort. These symptoms include headaches; eye, nose, and throat
irritation; a dry cough; dry or itchy skin; dizziness and nausea; difficulty in
concentrating; fatigue; and sensitivity to odors. With SBS, no clinically
defined disease or specific chemical or biological contaminant can be
determined as the cause of the symptoms. Most of the complainants feel relief
soon after leaving the building.
SBS reduces worker productivity and may also
increase absenteeism.
What Causes SBS?
While specific causes of SBS remain unknown, the
following have been cited as contributing factors to sick building syndrome.
These elements may act in combination or may supplement other complaints such
as inadequate temperature, humidity, or lighting.
·
Chemical contaminants from outdoor sources: Outdoor air that enters a building
can also be a source of indoor pollution. Pollutants from motor vehicle
exhausts, plumbing vents, and building exhausts (bathrooms and kitchens) can
enter the building through poorly located air intake vents, windows, and other
openings. Combustion byproducts can also enter a building from a nearby garage.
·
Chemical contaminants from indoor sources: Most indoor air pollution comes from
sources inside the building For example, adhesives, upholstery, carpeting, copy
machines, manufactured wood products, cleaning agents and pesticides may emit
volatile organic compounds (VOCs) including formaldehyde Research shows that
some VOCs can cause chronic and acute health effects at high
concentrations and some are known carcinogens.
Low to moderate levels of multiple VOCs may also produce acute reactions
in some individuals. Environmental
tobacco smoke and combustion products from stoves, fireplaces, and unvented
space heaters all can put chemical contaminants into the air.
·
Biological contaminants: Biological contaminants include pollen, bacteria,
viruses, and molds These contaminants can breed in stagnant water that has
accumulated in humidifiers, drain pans, and ducts, or where water has collected
on ceiling tiles, insulation, or carpel. Biological contaminants can cause
fever, chills, cough, chest tightness, muscle aches, and allergic
reactions. One Indoor air bacterium,
Legionella, has caused both Pontiac Fever and Legionnaire's Disease.
·
Inadequate ventilation: In the 1970s the oil embargo led building designers to
make buildings more airtight, with less outdoor air ventilation, in order to
improve energy efficiency. These reduced ventilation rates have been found to
be, in many cases, inadequate to maintain the health and comfort of building
occupants.
What Are the Solutions to Sick Building
Syndrome?
Solutions to SBS problems usually include
combinations of the following measures:
·
Increasing the ventilation rates and air distribution is often a cost-effective
means of reducing indoor pollutant levels. At a minimum, heating, ventilating,
and air conditioning (HVAC) systems should be designed to meet ventilation
standards in local building codes. Make sure that the system is well maintained
to ensure that the design ventilation rates are attained. If possible, the HVAC
system should be operated to the American Society of Heating, Refrigerating and
Air-Conditioning Engineers (ASH RAE) Standard 62-1989. If there are strong
pollutant sources, air may need to be vented directly to the outside. This
method is especially recommended to remove pollutants that accumulate in
specific areas such as restrooms, copy rooms, and printing facilities.
·
Removal or modification of the pollutant source is the most effective approach
to solving a known source of an indoor air quality problem when this solution
is practicable. Ways to do this include routine maintenance of HVAC systems;
replacing water-stained ceiling tiles and carpets; banning smoking or providing
a separately ventilated room; venting contaminant source emissions to the
outdoors; using and storing paints, solvents, pesticides, and adhesives in
closed containers in well ventilated areas; using those pollutant sources in
periods of low or no occupancy; and allowing time for building materials in new
or remodeled areas to off-gas pollutants before occupancy.
·
Air cleaning has some limitations, but it can be a useful addition to source
control and ventilation. Air filters are only effective at removing some, not
all, of the pollution.
·
Education and communication are important parts of any air quality
management program. When everyone associated with the building, from occupants
to maintenance, fully understands the issues and communicates with each other
they can work more effectively together to prevent and solve problems.
Related Links
NSC Environmental Health Center Indoor Air
Quality Program
EPA Sick Building Syndrome
Ohio State University
New York University NIEHS
See other Fact Sheets.
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INSPECTION FREEZE
By Ernie Borsellino
All Pro Home
Inspections
Maplewood, NJ
Don't let the cold
weather freeze your mind and stop you from doing a good inspection.
This cold spell has
made our exterior inspections very uncomfortable to perform, especially when
our clients are shivering with chattering teeth along side
us and are not attentive to what we are telling them. We almost
fell like saying after 5 minutes, “OK the exterior looks good, let’s go inside
to warm up.
Well,
here I was all alone inspecting the detached garage while waiting for my client
to show up. In the garage was a new electrical sub panel neatly installed with
a GFCI breaker with a 2001 final approval sticker by the town. My fingers numb from the 9 degree weather was
telling me please don't take me out of your pockets to open this panel. My bad
side conscience was telling me “No one is around, you don’t need to open this
town approved panel”. My good side conscience was telling
me “No pain, no gain. Now open the panel". At that very moment a fellow inspector called
me on my ce1l phone to consult about another panel he had just opened to
inspect that had problems. Even though his panel was in the interior where it
was nice and warm, I said to myself “OK, open the panel”.
This panel had a 30 amp
main disconnect breaker and the 4 slots for breakers had two 15 amp breakers
and one GFCI breaker. The service cable
from the house consisted of a black, a red, a white and a bare copper. The
black and red wires where connected to the panel’s main disconnect breaker, the
white wire connected the neutral bar and bare wire connected
to the equipment grounding conductor bar.
Three
of the four set screws fell to the ground as I removed them because my
fingers where too numb to feel them. After placing the cover on the floor it
did not take more than a second to see several problems in the sub panel.
1.
The grounding wires (bare) and the grounded wires
(neutral, white) were terminated together on the same bus bar.
2.
The bonding strap was still in place between the neutral bar
and the metal enclosure.
3.
Even with plenty of spare screws they seem to fit 3-4
wires under the same screws on the
neutral bar.
4. The panel was not bonded to a grounding
electrode at the garage.
5. Two of the four breakers had two wires under
the single set screw on the breaker because they home-runned all the outlet and
lighting wires back into the sub panel.
6.
The
GFCI breaker was tripped to test its operation.
The wall outlets stayed live and only
the light fixture turned off.
7.
Not all the romex wiring entering the panel were secured with clamps. The nonmetallic sheathed cable’s (Romex, NM
cable) outer jacket was extended into the panel almost right up to the breaker
connections.
8.
The last thing to mention is the first thing I saw and what the cell phone call
was in reference to. The panel was
enclosed on all four sides by a nice painted white piece of plywood cut out for
the panel opening to match the rest white finished walls. When they spray painted the plywood white,
some of the paint was over sprayed into the panel that apparently was not
covered at that time.
Several
days after the inspection, the home owner called to tell me that
after consulting with his electrician that all of the issues
will be taken care of. I asked him why didn’t his electrician wire this panel
correctly in the first p1ace and how did it pass inspection. His reply was that
he wired the panel not his electrician and the inspector must not have opened
the panel. So the story goes.
Tip
of the month: Receptacle outlets shall
be computed at not less than 180 volt-amperes
for each single or mu1tiple receptacle. Computing this
out, the maximum number of outlets permitted on a 15- and 20- ampere branch
circuit is 10 and 13 respectively. (VA = 15A x 120V = 1800VA/180VA = 10) (VA =
20 x 120V = 2400VA/180VA = 13.33)
This restriction does not apply to outlets connected to general
lighting.
Question: When is a
length of electrical conduit considered a nipple? Answer: 24” or less in length.
Note: Ernie Borsellino is a licensed
electrician, ASHI member and Garden State ASHI treasurer.
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