NY Metro ASHI News
March 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.
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VIC'S (AD)VICE COLUMN
by
Victor J. Faggella
Slate
Roofing Repairs - Continued
REMOVING SLATES: The first step in removing a slate is to pry up the surrounding slates by gently driving nails under adjoining slates, thus removing pressure from the slate to be removed. Next, the end of the ripper, shown in last month's column, is slipped under the broken slate and hooked behind the nail. The nail shaft is cut by hammering on the other end of the tool. After both nails have been cut, the slate is removed. See diagrams #2 and #3
INSERTING THE NEW SLATE: There are three methods
for holding the new slate in place. The
first is by use of a copper holding tab. See diagram #4 below. However, there are
two problems with this type of repair. First, it is visible. Second, if it is
used in cold climates, sliding ice or snow can unbend the tab and allow the
shingle to fall out. The second is a variation on the first. Instead of using a
copper tab, a slater's hook is used. While still slightly visible as a repair,
it will not unbend under ice or snow pressure. The preferred method is to use a
copper slater's nail to hold the new shingle in place. To use this method, the
slate is slid up until it lines up with its course. The hole for the nail is
marked and drilled 1" to 2" below the edge of the next slate, but above
double coverage. The nail must only go through
the replaced slate and not the one below it. The nail head must be filed so
that it will fit between the adjacent slates. A narrow piece of steel is used
to drive the nail below the surface of the adjacent slates. However, it must
not be driven so tightly so as to exert pressure on the slate. The slate should
simply hang on the nail. To prevent leakage at the nail hole, a 2" wide
copper strip, which has been bent into a slight curve, is slipped under the
shingles and over the nail head with the curved side up, to channel rainwater
to the adjoining slates. It is pushed up far enough to go under the upper
slates at least 2". The piece of steel used to drive the nail, is also
used to push up the copper piece, which is called a "baby".
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"Codes
Corner"
by Evan Grugett
What has changed in new house construction requirements since the advent of the
Residential Code of NY State last year? If you are a Home or Building
Inspector who inspects new construction, you may want to know the following:
The new R-Code:
* Defines a basement not cellar.
Allows habitable space in basement (cellar "old definition") with no
exterior wall exposure.
Eliminates recreation rooms.
No special restrictions on basement use. Must conform to requirements for
habitable space, including ceiling height, natural ventilation, and egress.
* Retained natural light requirement of 8% and natural ventilation requirement
of 4% for habitable space. Added exceptions for artificial light and
mechanical ventilation.
Exceptions:
1. Glazed area does not have to be operable unless required for emergency
escape and rescue openings, and a mechanical ventilation system is provided
with 0.35 air changes per hour, or a whole house mechanical ventilation system
is installed capable of supplying outdoor ventilation air of 15 CFM per
occupant computed on the basis of two occupants for the first bedroom and one
occupant for each additional bedroom. Check date plate ratings on equipment or
any manuals on hand.
2. The glazed area does not have to be provided in rooms where Exception 1
above is satisfied and artificial light is provided producing and average
illumination of 6 foot-candles over the area of the room at a height of
30" above the floor level. Read fixed light
fixture(s).
* Reduces head room requirements in certain spaces.
7' - 6" is minimum ceiling height in habitable rooms other than below.
7' - 0" is minimum ceiling height in hallways, corridors, bathrooms,
toilet rooms, laundry rooms. and basements. The required height is
measured from the finished floor to the lowest projection to the ceiling.
Exceptions:
1. 6' - 8" is minimum ceiling height to the bottom of ducts, beams,
girders, and other obstructions in habitable basement spaces.
2. 6' - 8" is minimum ceiling height basement spaces other than
habitable space.
3. 6' -4" is permitted to beams ducts, girders in basement spaces other
than habitable space.
* Basically keeps the fire separation between the dwelling, or its attic and
attached garage the same, a 3/4 fire resistance rated wall or ceiling assembly,
and a 45 minute fire rated door assembly equipped with a self-closing device.
Look for: Door labels, or 1 3/4" solid wood doors, gypsum board markings.
Test self-close hardware.
* Changes Emergency Escape & Rescue Openings requirements:
Must be operable from the inside without use of keys or tools.
Only required in sleeping rooms and basements with habitable spaces.
Increases net opening sizes to a minimum of 5.7 sq ft, with the minimum net
clear opening height of 24", and the minimum net clear opening
width of 20".
Exception: Grade floor openings shall have a minimum net clear opening of
5.0 sq ft.
Window Wells: Must be provided when the emergency escape openings have a
sill height below the adjacent ground elevation. Must allow full opening
of the emergency door or window, must have at least 9 sg ft net of clear area
with a minimum horizontal projection of 36". Ladders are allowed to
encroach a maximum of 6" into the clear space.
Ladders or rungs shall have an inside clear width of at least 12",
shall project at least 3" off the wall, and be spaced vertically at
least 18" on center. A ladder or steps are required when the window well
is deeper than 44", It must allow full opening of the window or door.
* Stair geometry: Changes in minimum stair width clearance, tread depth,
and maximum tread and rise variation, headroom.
Minimum clear stair width is 31.5" with handrails on one side and 27"
where handrails are on two sides.
Maximum riser height is 8¼".
Minimum tread depth is 9".
Tread and rise variation maximum 3/8" of the smallest variation within any
flight of stairs.
Minimum headroom of a stair is 6' - 8" for all stairs regardless of
location (no exceptions).
Winders are still permitted provided that the width of the tread, at a point
not more than 12" from the side where the treads are narrower, is not less
than 10", and the minimum width of the tread is not less than 6".
To be continued.......................................................
Contact the author via phone or fax at 914.723.5795, or by EMail at
EGrugett@aol.com, with questions, suggestions, and comments.
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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
Biological Contaminants
What
Are Biological Contaminants?
Biological
contaminants are or were living organisms They can cause poor indoor air quality
and some can damage surfaces inside and outside the home These contaminants can
travel through the air and are often invisible. Common indoor biological
contaminants include bacteria, molds, mildew, viruses, animal dander and cat
saliva, house dust mites, cockroaches, and pollen. There are many sources of
these pollutants:
*
Bacteria are carried by people, animals, and soil and plant debris.
*
Viruses are transmitted by people and animals.
*
Pollens originate from plants.
*The
protein in urine from rats and mice is a potent allergen. When it dries, it can become airborne.
The
two conditions that are necessary to support biological growth are nutrients
and moisture. These conditions can be found in many locations, such as bathrooms,
damp or flooded basements, wet (humidifiers and air conditioners), and some
carpets and furniture, Mold, mildew and other biological contaminants can grow
in contaminated central air handling systems These systems can distribute the
contaminants through the home
What
Are the Health Effects?
Many
health effects are associated with biological contaminants
*
Some may trigger allergic reactions, including hypersensitivity pneumonitis,
allergic rhinitis, and some types of asthma.
Allergic reactions occur only after repeated exposure to a specific
biological allergen, However, that reaction may occur immediately upon re
exposure or after multiple exposures over time As a result, people who have
noticed only mild allergic reactions, or none at all, may suddenly find
themselves very sensitive to particular allergens.
*
Infectious diseases, such as influenza, measles, tuberculosis, and chicken pox,
are transmitted through the air.
*
Some molds and mildews can release disease-causing toxins. These toxins can damage a variety of organs
and tissues in the body, including the liver, central nervous system digestive
tract and immune system. Some diseases. like humidifier fever, can be
traced to microorganisms that grow in home heating and cooling systems,
although it is not certain whether the disease is an allergic reaction or a
toxic response.
*
Symptoms of exposure to biological contaminants include sneezing, watery eyes,
coughing, shortness of breath, dizziness, lethargy fever, and digestive
problems. Children, elderly people and
people with breathing problems allergies and lung diseases are particularly
susceptible to disease causing biological agents in the indoor air.
How
Can I Reduce Exposure
You
can reduce your exposure to biological contaminants in several ways:
*
Install and use exhaust fans that are vented to the outdoors in kitchens and
bathrooms. Vent clothes dryer air to the outdoors.
*
Keep the relative humidity level of the house between 30 to 50 percent. Dry off wet surfaces and correct water
problems.
*
Thoroughly clean and dry water-damaged carpets and building materials (within
24 hours if possible) or consider removal and replacement.
*
Dust mites, pollens, animal dander, and other allergy-causing agents can be
reduced, although not eliminated, through regular cleaning.
*
Ventilate the attic and crawl spaces to prevent moisture buildup.
*
Take steps to minimize biological pollutants in basements. Regularly clean and disinfect
any basement floor drain. If needed, use a dehumidifier to keep relative
humidity levels between 30 to 50 percent.
*
Maintain and clean all appliances that come in contact with water. Have a
professional inspect and clean appliances, such as furnaces, heat pumps,
central and wall air-conditioning units, and furnace attached humidifiers.
Change the filters on heating and cooling systems frequently according to the
manufacturer's directions.
Related Links
NSC
Environmental Health Center Indoor Air Quality Program
EPA
Indoor Air Web site
Environmed
Research
Children's
Environmental Health Network See other Fact Sheets.
National
Safety Council
A Membership Organization Dedicated to Protecting Life and
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Letters From the Membership
NYSAHI
and You
From
Frank V. Libero
The
licensing of home inspectors in New York State is going to happen. If it does not happen this year it will next
year or the year after. It is
inevitable. It will happen whether we
participate or not. There are presently
two home inspector bills in the senate and assembly. Our proposed model licensing law has not yet
been introduced as a bill. If we
participate in the making of the law we have a better chance of getting a law
that is good for both the consumer and the home inspector. If we do not participate we may have
undesirable requirements and limitations imposed upon our profession and be
controlled by a licensing board that does not have home inspectors on it.
What
is the issue that the members of the NY METRO ASHI chapter have been asked to vote
on? Not the proposed bill but the
concept of “Do you want NYSAHI monitoring the
NY State Senate and the Assembly having input in the making of the home
inspector law with your interest at the top of the list or not.” It is simply do you want to support the
NYSAHI or not. The motion on the floor
was and still is “ It is proposed that the NY METRO ASHI chapter make a
donation to NYSAHI in the amount equal to $75 dollars per paid chapter member.” Please give this your serious consideration
and be prepared to stay for the business meeting portion of the next chapter
meeting and cast your vote.
The content of
the model law is important however don’t focus on it. When it becomes a bill it
will be challenged and changed by other organizations such as the Professional
Engineers, The National Association Of Building Inspectors, National
Association of Home Inspectors, New York State Association of Realtors, other
affected trades and state Senators and Assemblymen who are sure they know what
is best for the home inspection profession or what will best protect the
consumer from getting a bad home inspection.
It will come out looking very different.
One thing you can be sure of is that
NYSAHI will be there negotiating on your behalf.
In other words do not focus on
what the proposed law is but who you want to strive to help make a law that
works for you.
One Man’s Opinion
From Victor J. Faggella
At last month's chapter meeting I understand
that a motion was made to have NY Metro Chapter make a donation to NYSAHI in
the sum of $75.00 per member. The
purpose of this donation is to allow this organization to hire a legislative
lobbyist.
I would like it understood that this
commentary is not meant to take a position on either a lobbyist or
licensing. It is rather meant to offer
an opinion on the propriety of donating chapter money for these purposes.
In an e-mail from Gregg Harwood, a
representative of NYSAHI, he states that "NYSAHI is an all-volunteer
organization made up of your fellow home inspectors." In previous attempts to have such money
donated, the term assessment was used.
When I questioned whether such an assessment was proper or even legal,
the words were always changed to a "voluntary donation." However, if chapter members vote on such a
donation, unless the vote is one hundred percent, the donation is no longer
voluntary and in effect becomes an assessment.
Further, such a "donation/assessment" would not be tax
deductible. How would this affect the chapter as a tax exempt organization?
I am strongly against such a proposal. No member should be required to give money to
cause in which he is not in agreement. A vote by the chapter would force such
members to do this. Therefore, any money
given to NYSAHI should be by the individual members on an individual
basis. In this way, any member who does
not wish to contribute, for any reason, will not be forced to do so by a vote
of the membership. I believe that this
motion should be declared out of order and permanently tabled.
Home Inspector Licensing, Let’s Get it Right
From John Gerardi
We have been asked to
financially support the NYSAHI organization that is lobbying for home inspector
licensing. I feel that what NYSAHI is
proposing in a model bill is very much related to our support of
that organization. Yes the bill will be negotiated and changed by legislators,
but if they do not start with something we want, we will certainly not finish
with what we want. What is in their model bill also reflects on the
representation that we have received so far.
What
basic goals do we want accomplished?
1.
Do not put existing home inspectors out of business. Existing home inspectors have a right to
continue their livelihood. They should
not be required to take an exam to continue in business. They should be grand-fathered without an
exam.
2.
Do not make entry into the home inspector business so difficult as to
discourage new home inspectors from starting. The only requirements should be
some education (80 hours or less) and passing an appropriate exam. Do not
require supervised inspections that would be at the candidates’ expense. Otherwise over time there will be a shortage
of home inspectors and the public will be poorly served.
3.
Make licensing provisions consumer/inspector neutral. Include provisions to enforce a code of
ethics to protect consumers but also include provisions to protect home
inspectors i.e. limiting liability to the fee and capping the term of liability
to one year after the inspection. Those provisions would lower the cost of
insurance over time and eventually help to lower consumer costs.
What
is in the NYSAHI model bill?
The
only model bill published by NYSAHI proposes that existing home inspectors pass
an exam to be licensed. It requires that new inspectors complete 75 inspections
under the supervision of an experienced inspector and has no provisions to
protect home inspectors legally.
Can
NYSAHI represent our chapter?
If
we were to join the NYSAHI, our chapter would have about 50 members who would
be about 25% to 30% of the NYSAHI constituency. Yet we only have 2
representatives or 2 votes out of 16 (12
½%) when any decisions are made. In my
opinion our chapter’s views have not been represented by this organization in
the past and there is no indication that that will change in the future.
What
information are we lacking in making a decision?
1.So
far we have not seen a recent model bill or know what NYSAHI is currently
negotiating with legislators.
2.
We have seen no financial data to show how money has been coming in and spent.
3.
We have no assurance that NYSAHI is a legal organization that has filed income
tax returns.
4.
We have seen no membership numbers to indicate the strength or support of this
organization. How many NYSAHI members are there this year. How many have joined individually as opposed
to joining through ASHI chapter financing?
What
should we do?
Until
the above information is forthcoming from NYSAHI we as a chapter should not
join. Individual members who think that the efforts of NYSAHI are worth
supporting are free to send in $75 to join.
That is a small price to pay if the organization is
representing you. It is a large price to pay if the organization is not
representing you.
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ROOF
TRUSS UPLIFT
BY Robert J. Festa
As
a professional Home Inspector, I have always enjoyed reading articles that show
you what caused a problem and also shows you how to correct the problem. We have
all been asked by our clients, "But why did it happen". I like to
know the answer, if possible. I came across this article published by Housing
and Urban Development Association of Canada. I hope this article will provide
some useful information.
Question:
What causes separation cracks between ceiling and interior partitions and what
can be done to prevent them?
Answer: These
separation cracks could be caused by floor deflection under partitions, or they
could be caused by a phenomenon known as "roof truss uplift". Truss
uplift refers to a seasonal change in shape of trusses
in service, such that the truss bottom chord is lifted up at the middle, during
the winter heating season. With the increased
insulation, the bottom chords of trusses are buried in the insulation where
they remain warm and dry. The top chords are exposed to the cold temperatures
and will pick up moisture. The uneven changes in moisture content affect the
truss shape.
A
commonly suggested solution to the uplift problem is a "slip joint"
whereby the ceiling board is made to flex if there is movement of the truss.
The ceiling board should not be attached to the truss near interior partitions.
In fact, the truss itself should only be lightly attached to partitions to
permit movement.
Two possibilities
are shown in the illustration.
Caution:
The space between partitions and the first row of fasteners("X" in
sketch) must be decided carefully. Research conducted at Forintek Canada Corp.
indicates that 12.7 mm gypsum board, with 460 mm between the first row of nails
and the partition, could easily accommodate vertical separation of 15 mm.
Failure of the gypsum board would probably not occur until the separation reached
about 50 mm. The case is slightly different for partitions parallel to the
roof trusses, since the gypsum board strength varies in that direction and
roof trusses are usually
separated by 400
or 600 mm. In this case, a lower limit of 400 mm and an upper limit of 600 mm
is suggested. Building officials should be consulted since the wide spacing
might not be acceptable to code authorities.
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