October 2015 Reporter by ASHI

ASHI

10.15

REPORTER

Counc Repre i sentat l of ives Page 2 Directory 0-21

Inspection News & Views from the American Society of Home Inspectors, Inc.

Being Frank: Report From Headquarters

Issues Common to Attached Garages

The Word: Smoke Alarms

What Are Your Clients Really Buying?

13 CHIMNEY SYSTEM ISSUES HOME INSPECTORS CAN DETECT

On My Mind: Bylaw Changes & Volunteering

10.15

ASHI

REPORTER

October 2015

Vol. 32, #10

Features

7 13 Chimney System Issues Home Inspectors Can Detect

The Industry’s First AFCI Outlet

Ashley Eldridge and Robert Priesing, Chimney Safety Institute of America

Issues Common to Attached Garages

Alan Carson, Carson Dunlop

Safety Alert: October is National Window Covering Safety Month Carol Dikelsky

The Loneliness of the ASHI Council Represenative Jim Funkhouser, Speaker, ASHI Council of Represenatives

The Word: Smoke Alarms Bruce Barker, ACI

What Are Your Clients Really Buying? Alan Carson, Carson Dunlop

Departments 6 Being Frank Report From Headquarters ®

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Your ASHI

New Inspector Status, Chapters, Education, Recommended Reading Membership News, Event Calendar, Endorsed Member Programs & Chapter Education

Postcards From the Field It’s Wacky Out There

On My Mind

Alden Gibson, ASHI President

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ASHI Community

THE FUTURE IS ON®

ASHI Reporter • October 2015

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16 Affiliate Spotlight Chimney Institute of America

10/2/14 1:22 PM

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3September 2015

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ASHI National Officers and Board of Directors A SH I M I S S I O N S TATEM ENT To set and promote standards for property inspections and to provide the educational programs needed to achieve excellence in the profession and to meet the needs of our members.

Officers Alden Gibson, President Breslau, ON, 519-648-3963 alden@inspectgib.com Randy Sipe, President-Elect Spring Hill, KS, 913-856-4515 randy@familyhomeinspections.com Howard Pegelow, Vice President Milwaukee, WI, 414-545-4186 hpegelow@yahoo.com

Directors Lisa Alajajian 2013-2015 Milford, MA, 508-634-2010 homequest1@comcast.net James Allen 2013-2015 Overland Park, KS, 913-894-5893 james@sweethomeinspections.com Bruce Barker 2015-2017 Cary, NC, 919-322-4491 bruce@dreamhomeconsultants.com Ken Harrington 2015-2017 Delaware, OH, 614-507-1061 inspectorken@rrohio.com C. Blaine Illingworth III 2015-2017 Harleysville, PA, 610-565-4181 housemechanic@hotmail.com Keven Kossler 2015-2017 Huntersville, NC, 704-875-3200 Team@CastleCheck.com Bruce Labell 2015-2017 Scottsdale, AZ, 602-765-2140 inspect@cox.net

Tim Buell, Treasurer Marysville, OH, 614-746-7485 tim.buell@gmail.com Larry Cerro, Secretary Tallahassee, FL, 850-222-4404 larrycerro@comcast.net Bill Loden, Immediate Past-President Madison, AL, 256-464-7060 insight@knology.net Scott Patterson 2013-2015 Spring Hill, TN, 615-302-1113 scott@traceinspections.com Robert Peterson 2013-2015 Carmel, IN, 317-581-0074 inspectorbobp@sbcglobal.net Tony Smith 2015-2017 Cedar Rapids, IA, 319-533-4565 inspecthathouse@netscape.net Mike Wagner 2014-2016 Westfield, IN, 317-867-7688 mwagner@ralis.com Robert Walstead 2013-2015 Colorado Springs, CO 719-495-2652 rwalstead@aol.com Kevin Westendorf 2014-2016 Mt. Pleasant, SC, 843-881-7842 kevinw@lowcountryhome inspection.com

Donald Lovering 2015-2016 Auburndale, MA, 617-698-3903 lovering@earthlink.net

American Society of Home Inspectors, Inc. 932 Lee Street, Suite 101 Des Plaines, IL 60016

ASHI Reporter • September 2015

Frank Lesh, Executive Director, 847-954-3182, frankl@ashi.org Bonnie Bruno, Executive Assistant, 847-954-3177 bonnieb@ashi.org Education, CE Approval, Smart Track, InspectionWorld

Michele George, Director of Education & Events, 847-954-3188 micheleg@ashi.org Membership, Chapter Relations, Booth Rental, Product Orders

Russell Daniels, Assistant Executive Director, Director Membership and Chapter Relations, 847-954-3185, russelld@ashi.org Mark Lester, Membership Services Coordinator, 847-954-3176 markl@ashi.org Janet George, Membership Services Supervisor, 847-954-3180 janetg@ashi.org Jen Gallegos, Membership Administrator, 847-954-3175 jeng@ashi.org Accounting

Toni Fanizza, Bookkeeper, 847-954-3190, tonif@ashi.org Beverly Canham, Financial Assistant, 847-954-3184 beverlyc@ashi.org Website, Information Systems, Database

Mike Rostescu, Director IT & Internet Communications 847-954-3189, miker@ashi.org Publications, Advertising, Marketing, Public Relations

Dave Kogan, Manager of Marketing & Business Development 847-954-3187, davek@ashi.org Arlene Zapata, Graphic Design Manager, 847-954-3186 arlenez@ashi.org The ASHI School

847-954-3186 Reporter calls only 847-299-2505 (fax) Reporter only E-mail: frankl@ashi.org Advertising: Dave Kogan Phone: 847-954-3187, E-mail: davek@ashi.org

ASHI REPORTER – ISSN 1076-1942 – the official publication of the American Society of Home Inspectors, Inc. (ASHI), 932 Lee St., Suite 101, Des Plaines IL 60016, is published monthly. Annual subscriptions: $44.95 to non-members. Periodical postage paid at Des Plaines, IL 60016 and additional mailing offices. POSTMASTER: Send address changes to ASHI Reporter, 932 Lee Street, Suite 101, Des Plaines, IL 60016-6546. Copyright© 2015, ASHI. None of the content of this publication may be reproduced, in any manner, without the prior written consent of the publisher. Inclusion of or specific mention of any proprietary product within does not imply endorsement of, nor does exclusion of any proprietary product imply non-endorsement, by the American Society of Home Inspectors, Inc. Opinions or statements of authors and advertisers are solely their own, and do not necessarily represent the opinions or positions of ASHI, its agents or editors. See above for information pertaining to submission of articles, advertising and related materials.

Main Phone: 847-759-2820, 8:30 am - 5:00 pm Mon. - Fri., CST Executive Director

Speaker, Council of Representatives: Mark Londner 2014-2016 James Funkhouser 2015-2016 Purcellville, VA, 540-668-6339 Manassas Park, VA, 703-791-2360 mark@LBIhome.com jfunkhousr@aol.com

Publisher: Frank Lesh Editor: Carol Dikelsky Art Director: Arlene Zapata, Jr. Designer: Juraj Ilavsky

ASHI STAFF

Kendra Eiermann, Manager, 888-884-0440 or 847-954-3178 kendra@theashischool.com Steve Reilly, Senior Sales Representative, 888-884-0440 or 847-954-3181, steve@theashischool.com Kimberly McGraw, Administrative Assistant, 847-954-3198 kim@theashischool.com

5September 2015

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13 Chimney System Issues Home Inspectors Can Detect

From ASHI’s Executive Director

Report From Headquarters A

lot has been happening at HQ recently. One of the biggest events was the opening of registration for InspectionWorld® San Diego, 2016. Sunny California will look fantastic when January comes around. I hope you took advantage of early-bird registration so you were eligible for the October 1 drawing to win one of the five free registrations. But even if you didn’t win or register yet, don’t pass up this opportunity to sign up for what’s going to be the best IW yet! In this joint conference, ASHI will be celebrating 40 Years of Trust,® while the California Real Estate Inspectors Association will be celebrating its 40th year as well. As you can see on the belly-band around this issue of The ASHI Reporter, we have a lot of great educational courses and good, oldfashioned fun lined up! Be sure to check out the InspectionWorld® website to see all the details. A new offering that’s available to you is paying membership dues on a monthly basis. This new system has been warmly received, and we are pleasantly surprised at how many members have chosen this method of payment. Not being asked to pay your dues all in one lump sum is a big plus for many members.

ASHI Reporter • October 2015

13 Chimney System Issues Home Inspectors Can Detect

follow Michele’s instructions, you’ll be able to get all the CE credits you need for the year and learn something useful, too.

Without Exceeding Their Standard of Practice

Russell Daniels’ video will show you how to change your profile information on the ASHI website. Keeping your profile information current is a great way to let potential clients know who you are and what your specialties are.

By Ashley Eldridge and Robert Priesing, Chimney Safety Institute of America

If you want to expand your business into a multiinspector firm or if you know someone who wants to become a home inspector, watch Kendra Eiermann’s video on The ASHI School’s website, www.theashischool.com. She even tells you how to pick up some extra cash for referring new students to The ASHI School (TAS). They’ll get a great education and you’ll get a little spending money. You’ve probably received some great postcards inviting you to attend IW San Diego. I’ve always been an idea guy, but one thing I’ve learned is how much work goes into turning someone’s thoughts into a product that is visually appealing and concise. Arlene Zapata, our graphic designer, worked her magic on the postcards, turning an idea into reality. She also has been hard at work developing new booth displays for ASHI and TAS. You’ll see them both at IW San Diego and at the Leadership Training Conference (LTC) this month.

You may not be aware of another new process we have because it’s behind the scenes. We now handle membership dues using a “lock box” system that alleviates a lot of staff time. Basically, it’s a more automated method to handle and keep track of dues. With this change, our staff Speaking of LTC, if your chapter hasn’t sent members now have more time to serve you better. someone to LTC yet, they’re missing out on getting some of the best tips on how to help Have you had a chance to view some of our new your chapter become or remain successful. Our videos? We have Dave Kogan offering his help in keynote speaker this year will help you select, improving your marketing skills. Dave is a wizard train and retain volunteers from what seems like of promotion and if you follow his advice, you’ll an increasingly shrinking pool of candidates. We be spending more time doing inspections and far all know how hard it is to get people to volunteer less sitting around waiting for the phone to ring. to run chapters. We’ve all seen how some of the I know that’s not a problem for most inspectors same people do the same jobs for years. This LTC right now because the economy is doing so well, will help you support and nourish new leaders so but when things slow down, like they always do, your chapter can be vibrant. I hope to see you all you’ll be happy you followed Dave’s suggestions. there! Please see the LTC details on Page 32. Michele George put together a great stepby-step video on how to attain your continuing education credits, which you need to keep your membership up to date. One of the things that separates ASHI from other associations is that we take our continuing education seriously. If you

A “Sweeper’s Dozen”: Advice From a Chimney Sweep

Frank Lesh, Executive Director American Society of Home Inspectors Direct: 847-954-3182 Frankl@ashi.org • www.ashi.org

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he Chimney Safety Institute of America (CSIA) appreciates when home inspectors recommend CSIA Certified Chimney Sweeps to their clients. We also want home inspectors to be aware of some issues that they can detect without exceeding their Standard of Practice. Reporting on the defects described in this article will allow home inspectors to provide even greater value to their clients and determine when to recommend calling a sweep for specific reasons, not just as a disclaimer. We understand that home inspectors often are hesitant to quote codes. One authoritative reference recognized by the CSIA and most building and firefighting officials is the National Fire Protection Association (NFPA) 211, Standard for Chimneys, Fireplaces, Vents, and Solid Fuel-Burning Appliances. Much of the International Residential Code (IRC) writings about chimney are similar to NFPA 211. NFPA 211 defines three levels of inspections for chimneys, fireplaces, vents and solid fuel-burning appliances. Even the Level 1 inspection exceeds home inspection standards. It requires removal of connector pipes for freestanding stoves and viewing interior surfaces of fireplace smoke chambers.

This inspection is performed when the chimney is being swept or as part of the annual inspection recommended by NFPA 211. A Level 2 inspection is called for during real estate transactions, among other occasions. The Level 2 inspection requires inspection of virtually all visible exterior portions of the chimney and an inspection of the interior surfaces of the flue. This is typically done with closed-circuit video equipment. The Level 3 inspection is rarely performed. It encompasses all portions of the Level 1 and Level 2 inspections, as well as gaining access to concealed areas of the chimney. It requires some dismantling or destruction of parts of the chimney or home. There are many issues that can be identified without performing a complete NFPA 211 Level 1 inspection. Read on to learn about these 13 important conditions.

shortest side, and the top of the chimney must be two feet higher than any portion of the building structure within 10 feet. Some say that this rule ensures safety by helping to make sure that anything hot coming out of the top of the chimney, including sparks or burning creosote in the event of a chimney flue fire, doesn’t catch the adjacent roof or building on fire. Others say that this rule is for performance—that this minimum height ensures that the chimney is tall enough to provide draft and that it will help prevent other parts of the building from hindering draft. When the chimney is taller it is less likely to be influenced by air flowing across the roof. For home inspectors not keen on climbing on a steep roof, one good trick is to measure the height of a single brick and then count the number of those bricks (this counting technique also works with uniform-cut siding). Remember: The three-foot Measure from the top of the chimney on the high side (the right most corner). Do not include the rain cap in the measurement.

1. C himneys That are too Short or too Tall The issue of the chimney’s height is all about performance and it is often misunderstood. According to Reference 2012 IRC R1003.9, a chimney must extend three feet above the roof penetration on the 7October 2015

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13 Chimney System Issues Home Inspectors Can Detect

number of fires owing to inadequate clearances is significant. The single most effective step to improve the fire safety record of fireplaces is to ensure proper clearance of combustibles and insulation from chimneys and fireplaces. If proper clearances cannot be created, then the chimney can be relined for “zero clearance” conditions.

The brick veneer and sheetrock (left) and the chimney (on the right) has an embedded header between them. This picture–used for instructional purposes–shows a properly installed embedded header. While it may not be visible, it frequently lacks proper clearances.

measurement should be from the point of the chimney where its high side penetrates the roofline. 2. I nadequate Clearance From Combustibles Inadequate clearances are common at the header supporting the stud wall above the fireplace opening; at points of passage through floors, ceiling and attic; and where exterior chimneys run up the outside wall of the house. Combustible materials frequently are sandwiched between the chimney masonry and building insulation, which increases the fire hazard enormously. The NFPA calls for a two-inch airspace between combustibles and interior chimneys or smoke chambers. The NFPA also calls for sheathing to be one inch from exterior chimneys. CSIA experts believe that although the clearance requirements have been in place for many years, virtually every fireplace and chimney contains at least one serious clearance deviation. You may even see this wood from the basement if the ceiling is unfinished (this applies to the outer and inner hearth). There is an exception in the IRC for exterior sheathing. Obviously, not every such chimney causes a house fire. But when a chimney-related fire spreads to the house, lack of clearance is almost always a contributing factor. With today’s increased use of fireplaces, the 8

ASHI Reporter • October 2015

3. Separated Fireplace Face The finished face of the fireplace typically is constructed after the firebox, smoke chamber and chimney. The face often isn’t bonded or even tied to the fireplace, leaving an open gap behind the lintel that leads to the header and stud wall above the fireplace. Most codes don’t specifically address this issue of a separated fireplace face, but the implied goal of all codes is to have a firebox without voids. Any gap in a fireplace is an open invitation for heat to reach concealed combustibles or create a secondary chimney. Ideally, the facing should be an integral part of the fireplace. If not, it should be fully tied and the gap should be filled with mortar. 4. Wood Under the Hearth Many fireplaces still have clean-out doors in the basement, the crawl space or outdoors. These clean-out doors are used to remove ashes that have been pushed into the ash dump. You can open the clean-out door and look in to determine whether you see wood supporting the hearth. If you do, that is not good and it’s not allowed. More on hearths: Frequently, the inner and outer hearths are laid or poured on combustible forms that are never removed. Often the inner hearth is poured on plywood over an ash pit, with a rectangular cutout for the ash dump. The outer hearth frequently rides on the house floor joists rather than on the fireplace foundation. All combustibles under the hearth and hearth extension should be removed. 5. S moke Stains Outside or Above the Firebox If you see smoke stains outside or above the firebox, you can tell your client that something is amiss! It could be that there was negative air pressure in the house

causing smoke to be pulled out of the fireplace. Another possibility is that the grate was too large. Other possible issues include flue sizing and other draft or flow issues. It is likely they will tell you they simply forgot to open the damper one time, that is very different from a fireplace with obvious smoke staining above the opening unless they routinely build excessively large fires. 6. Orphaned Appliances You might run into a situation where you are on the roof and you notice that the cap is easy to remove with just a few screws. Interested in taking a look? If you do, you might see evidence of damage inside the flue. Many older homes have chimneys that were sized to vent less efficient appliances than those manufactured today. In some cases, we find oversized chimney flues that originally vented multiple appliances, such as a furnace and a water heater, but now have only a single appliance connected. The existing flue is grossly oversized for this single, appliance. As a result, there is excess condensation in the flue, as exhaust gases cool before they exit the chimney. Often this is indicated by moisture visible on the outside surface of the chimney, efflorescence or spalling of visible brick. There also may be stains indicating that moisture has been leaking from the chimney at the point the appliance connector enters the flue. 7. Inadequate Hearth Extensions According to NFPA 211, if the fireplace is less than six square feet, then the hearth extension (in front of the fireplace) has to extend 16 inches to the front and eight inches beyond the opening on either side. (The idea is to keep sparks from catching the house on fire.) If the fireplace is six square feet or more, the outer hearth should extend 20 inches to the front and 12 inches beyond the opening on either side. 8. “Clean Areas” in a “Dirty” Chimney If you open the damper and see an area in the smoke chamber (or in the flue) that appears to be “clean” in an otherwise dirty chimney, this signifies that air is leaking into the system. This situation generally 9October 2015

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13 Chimney System Issues Home Inspectors Can Detect

occurs because the surface has holes, allowing dilution air into the system, since it is under negative pressure when in use. 9. Colorization Changes On the exterior, colorization changes can relate to damage from water entry and freeze thaw. Dark staining near the top of the chimney, often thought to be smoke staining, may be mildew growing as a result of water penetrating the masonry. Interior staining can be the result of water, but if the staining is near the appliance connection or above the fireplace, the issue could relate to the spillage of flue gas. Many newly constructed American homes simply do not have sufficient available combustion air to operate the fireplace. Proper air exchange rates create better indoor air quality. The fireplace acts like an exhaust device and may pull fresh air into the home to replace what is being exhausted up the chimney.

old-fashioned, oversized chimney. Wind can create downdrafts that force smoke into the home or cause cold air to enter the home.

The simplest of obstructions, such as a bird’s nest, can be a big issue for an unsuspecting home-owner who can’t see what the home inspector can.

11. Missing Cricket A chimney cricket diverts the water around the chimney instead of letting it pool at the the roof penetration of the chimney. It is a common building code that chimneys more than 30 inches wide need a cricket. CSIA Certified Chimney Sweeps often find that the cricket isn’t there or find that the cricket was installed improperly.

snow that accumulates and melts. Water can show up at ceiling lines, in the firebox and behind the louvers of the prefabricated fireplace. Rust running down the exterior chase siding indicates a significant problem. 13. Fireplace Issues Improperly sized grate: Fireplace grates keep firewood or wax logs from rolling during burning and allow air to flow beneath the solid fuel. Grates also allow for a central ash pile. Many people like these hearth accessories for the traditional look they lend to their fireplaces and fireplace inserts. Most people tend to purchase the largest grate that will fit into the fireplace instead of the recommended size, which is two-thirds the width and one-half the depth of the fireplace. As a result, they’ll usually load their fireplace with too much firewood. Lastly, ashes should never build up as high as the grate.

Damper handle: You’d be surprised at how often we notice that the home inspector did not open, check or even rattle the damper handle’s lever. Simply documenting the style and type—and even whether it opens and closes, pushing front to back or side to side—can be a big help to the client.

Missing accessories: The CSIA recommends that all fireplaces and other hearth appliances have a protective barrier [such as a screen] to keep curious children from touching flames or hot glass.

Here’s an example of exterior colorization changes. This is efflorescence, which can be an indicator of moisture issues.

10. Obvious Blockages If the chimney is blocked with animals, leaves or other debris, deadly carbon monoxide gases and smoke can back up into the home, threatening the health of the occupants. In addition, if the inside of the chimney is wet, it may be because a highly efficient appliance was introduced into an 10

ASHI Reporter • October 2015

And that’s the “Sweeper’s Dozen” These 13 points represent issues that are easy to detect. A home inspector should be able to see these issues quickly with the naked eye. If the home inspector detects an issue, he or she should make general notes about it and suggest contacting a specialist. A final note: CSIA favors the recommendation for a, NFPA 211 Level 2 inspection conducted by a qualified professional. There should be no expectation that a home inspector should find or disclose defects inside the chimney, including the smoke chamber, the damper and the flue lining. In addition to identifying these easily identified defects, the home inspector should explain the nationally accepted standard of recommending a NFPA 211 Level 2 inspection to their client. It is important that this inspection be done by a qualified inspector such as a CSIA Certified Chimney Sweep. H Ashley Eldridge has been a CSIA Certified Chimney Sweep since 1980 and is the Director of Education for the Chimney Safety Institute of America. He will be teaching a seminar at ASHI’s InspectionWorld® San Diego, January 2016. Bob Priesing has been a North Carolina Licensed Home Inspector since 1996, a North Carolina Licensed General Contractor since 1998 and a CSIA Certified Chimney Sweep since 2000. He has presented classes at many conferences for home inspectors and is an instructor for the CSIA.

Snow, ice or water standing atop a chase cover, instead of draining, is an indicator of a poorly designed cover.

12. Chase Cover Instead of a masonry crown, a prefabricated chimney chase has a sheet metal top called the “chase cover.” Many of these covers are field-fabricated and perform poorly; some are even concave in the middle. They retain moisture and are prone to water leakage, water pooling and rust, particularly from

13 Chimney System Issues Home Inspectors Can Detect

This is an example of an ideal grate size.

Home inspectors, do your clients a favor: Recommend a chimney and fireplace inspection so they can lower their risk when lighting that cold-weather, holiday fire. CSIA.org/search has a free zip code locator of CSIA Certified Chimney Sweeps.

11October 2015

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Issues Common to Attached Garages

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his article focuses on three important safety issues regarding attached garages: inadequate fire separation, doors connecting the garage and the house, and exposed combustible insulation. A reminder about codes: Although we do not refer to code requirements in this review, having knowledge of these is useful so that, unless you have a good reason to differ from them, your recommendations will be consistent with code requirements. Your recommendations should make clear the reasons for and the implications of your comments. Codes vary from place to place and change regularly. Many different codes apply to homes and most are not retroactive, so current code requirements often do not apply to existing homes. Codes may become more or less restrictive over time. It is very complicated! Fire Separation in Attached Garages Attached garages create a potential fire exposure to houses. Automobiles, gasoline and other combustibles typically are stored in garages. According to the U.S. Fire Administration, “Garage fires tend to spread farther and cause more injuries and dollar loss than fires that start in all other areas of the home.” There are more than 6,600 garage fires every year. As home inspectors, we look for a fire separation (not a fire-rated assembly) on walls and ceilings between the home and garage. Automobile exhaust fumes often contain carbon monoxide and it makes sense to keep these gases out of the home. We 12

ASHI Reporter • October 2015

(each within it’s own limits) also look for gas tightness between the garage and home. Dealing with the ceiling: Ceilings are treated differently depending on whether there is living space above the garage. The illustration at the top right on this page outlines typical approaches, but keep in mind that you usually cannot determine the drywall thickness and if the drywall is painted, you won’t be able to identify the type. Inspectors typically focus on continuity of the ceiling, looking for damage, unsealed penetrations and openings.

Heating and cooling ductwork: There should be no supply or return registers in the garage, and no gaps in the heating and cooling ductwork. The goal is to prevent automobile exhaust fumes from entering the home. (Openings also can be related to issues of heat loss or gain.) You might find this situation when inspecting a home in which someone uses the garage as a workshop. Ductwork in the garage also should be insulated to levels that are appropriate for your area. Please see illustration on Page 15.

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Doors Between the House and Garage (Man Door) No door between garage and bedroom (sleeping room): A garage fire may quickly kill a person sleeping in an adjacent room. Sleeping people are far more vulnerable to asphyxiation. That is why there should not be a door between the bedroom and the garage. Homes are not typically built this way, but remodeling projects can create this adverse condition.

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No door allowed? Some communities do not allow doors between the garage and home. 13October 2015

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Issues Common to Attached Garages

Safety Alert: October is National Window Covering Safety Month October 2015 marks the 13th consecutive year the Window Covering Safety Council (WCSC) is promoting Safety Month to increase consumer awareness of the potential hazards that window cords pose to young children. The Council urges parents to make the right choice and only use cordless window products in homes with young children. In an effort to keep young children safe, the Window Covering Manufacturers Association (WCMA) recently announced that it has launched “Best for Kids,” a new safety program designed to help consumers and retailers easily identify window covering products best suited for homes with young children. WCSC provides the following information about Best for Kids on its website: The new Best for Kids program will require products that manufacturers want to be part of the program to meet stringent criteria, and to submit those products to a WCMA-recognized third-party testing laboratory. Products that meet these criteria will be eligible to be listed and labeled on packaging and materials as “certified” and companies can use this designation on their marketing materials.

The pet door defeats the fire separation.

Tight-fitting fire door with self-closer and a step-up into the home: Doors between the house and garage may breach the fire rating or gas tightness if they are not the proper type or if they are not properly installed. The doors should be tight-fitting, made of solid wood or steel, be 1 3/8 inches thick or have a 20-minute fire rating. (Note: The 2012 IRC does not require a fire-rated door.) In our opinion, the door should be weather-stripped and self-closing. In addition to providing fire safety, having this type of door also reduces the chances of vehicle exhaust from entering the house. (Note: Self-closers may not be required in your area, or they may only be required in new construction or as part of a 20-minute fire-rated door assembly.)

• Look for gaps around the door. Does it fit tightly?

Summary We have described three safety issues for attached garages. In the ASHI@HOME training program, we also cover garage floors, vehicles doors and combustion appliances inside garages. You can read more about conditions, implications and strategies for inspection on these issues.

ASHI Reporter • October 2015

This steel garage-house door has no self-closing device.

Thanks to Roger Hankey and Kevin O’Hornett for their help and advice on this article. The first draft had more references to code and requirements of the authority having jurisdiction, but this version addresses the issues from a more practical perspective. H

“For years, the window covering industry has joined with the U.S. Consumer Product Safety Commission (CPSC) and safety groups to urge parents to use only cordless window coverings or those with inaccessible cords in homes with young children,” said WCMA Executive Director Ralph Vasami. “This new program provides clarity to consumers and retailers who will be able to easily identify those products that have been independently tested specifically to meet these criteria.” In order to earn the “Certified” designation, a window covering product must either have no cords or the inner cords cannot be accessible, as defined by the industry’s safety standard (ANSI/WCMA A 100.1-2012). If accessible inner cords are present in products with no operating cords, the accessible inner cords cannot create a hazardous loop in accordance with the test procedures in Appendix D of the safety standard. The Best for Kids program includes criteria to evaluate window covering products primarily intended for use in homes or buildings in which young children are expected to be present. Based on the evaluation of those criteria, the program allows for a window covering product to be certified and recommended for use in such environments.

Exposed foam insulation in garage should be removed or covered.

• Make sure the door from the garage does not open into a sleeping room.

• Test the door operation. Where there is a self-closer, does the door close securely by itself?

This illustration accompanies the heating and cooling ductwork text on Page 12.

• Report pet doors or other door openings.

Things to Watch for

• W here a fire-rated door is needed, look for a rating plate on the edge of the door or frame.

Exposed Combustible Insulation in Garages Exposed foam plastic insulation is a fire hazard. This insulation contributes tremendous fuel and toxic gases to a fire and can make the difference between a controlled fire and a complete loss. Plastic foam insulation should be removed or covered with a noncombustible material such as drywall. Please see the second image on the next page.

This illustration accompanies the exposed combustible insulation in garages text on Page 14.

“We anticipate the retail community embracing the new Best for Kids program as it will assist them in promoting to their customers those window covering products that are most suitable for homes with young children,” continued Vasami. For more details, visit www.windowcoverings.org. Practical Tips for Home Inspectors In the article “Ensuring Safety for Children at Home,” published in the September 2015 issue of the ASHI Reporter, Linda Kaiser, founder of Parents for Window Blind Safety (PFWBS), provided questions to ask and practical suggestions that home inspectors can use on the job. H

15October 2015

• www.ASHIReporter.org

Affilate Spot Light: Chimney Institute of America

dryersafety.org by CSIA

The flue isn’t the only thing we do

Chimney Institute of America

on’t let the soot-faced Mary Poppins caricature fool you. Modern chimney sweeps certified through the Chimney Safety Institute of America aren’t just pushing and pulling a brush through the flue. They know the codes, are taught best practices, and comprehend what’s expected of them when they market, using our logo. They understand that the mechanical act of sweeping the chimney is not as difficult as the intellectual exercise of inspecting it. CSIA offers credentials with credibility that home inspectors can trust because our always-evolving instruction is peer-driven and geared to upholding the top standard of care. Over 1,600 professionals have the CSIA Certified Chimney Sweep® credential, giving you more choices than ever. More on CSIA Headquarters: a 10,000-square-foot CSIA Technology Center located at 2155 Commercial Drive, Plainfield, Indiana. Ground was broken on the facility December 1, 2000. Credibility: A 501(c)(3) nonprofit, CSIA is fully accredited by the State of Indiana State Workforce Innovation Council. Our products: Chimney sweeps are tested and certified using three manuals: CSIA’s Successful Chimney Sweeping, NFPA 211 and IRC. Websites: csia.org and dryersafety.org. Leadership: President, Mark A. Stoner of Smyrna, TN; Executive Director, Frances L. Kelly; Education Director, Ashley H. Eldridge.

ASHI Reporter • October 2015

Vision: Every family enjoys a safe, warm home. Mission: Advance public awareness while educating and certifying industry professionals. Core Values: Education, commitment to excellence, professionalism, integrity, and safety. •E ducation: The foundation of our organization.

•C ommitment to Excellence: Perform at the highest level. •P rofessionalism: Possessing the knowledge, skills and good judgment to be the primary resource. • I ntegrity: Adherence to moral principles with an unyielding commitment to our code of ethics. • S afety: The basic principle in all we do.

Additional Material: CSIA’s Online eLearning program is offered weekly. Register by the close of business on Friday to start your session the following Monday. Learn at your own pace at home, the office or anywhere you can access the Internet. Our eLearning is available at http://www. csia.org/education/elearning.aspx Sister Strong: CSIA also partners with the National Chimney Sweep Guild (NCSG), a 501(c)(6) non-profit trade association existing to promote the success of its members by providing progressive services, encouraging professionalism and ethical accountability, and advancing the chimney and venting industry through public awareness of the trade. H

( “I believe that we are

at the very beginning of an exciting and renewed surge in the blue-collar service industry in the United States. The next 10 years will see an increase in the need for home service providers, and I believe the organized chimney sweep and venting companies can have a front-row opportunity to help homeowners in many ways. The current trend of our society and education is causing fewer and fewer people to know how to ‘fix’ or do maintenance on anything. CSIA Certified Chimney Sweeps® and C-DET Certified Dryer Exhaust Technicians® are excellent problem-solvers, multitaskers, and customer service specialists—ready to help the consumer with their knowledge and ability.”

— Mark A. Stoner, President Chimney Safety Institute of America

Dryer Exhaust Technician Certification Now in its 15th year, the C-DET credential by the Chimney Safety Institute of America is the mark of excellence, and you can provide value to your clients. Steer them to our technician finder at dryersafety.org 17October 2015

• www.ASHIReporter.org

The Loneliness of the ASHI Council Representative

The Loneliness of the ASHI Council Representative By Jim Funkhouser, Speaker, ASHI Council of Representatives

ren’t you even the least bit curious? C’mon. Just the teensiest tiny itty bit? I mean about how easy it can be to change things in ASHI? I understand, to a point. In one episode of “The Simpsons,” Marge turns to Homer and says, “You know, it’s very easy to criticize.” And Homer replies, “And it’s fun, too!” It is fun. Cathartic, even…but after a while, you find yourself with the same old folks recounting the same old complaints, and the energy with which you started these sporadic soliloquies wanes and slowly devolves into a series of shared sighs. Rather depressing, isn’t it? More than that, you don’t even realize that you are so close to being able to change the things about which you complain. Meet the Patron Saint of the ASHI Council of Representatives For me, the face of the late actor Jesse White as the Maytag repairman is so memorable. He was always waiting by the phone, ready to leap into action. But the phone never rang. Why? The Maytag company would have you believe their products are so well built they never break down or have problems. Really? Never? And every day when I was home sick from school, right during the soap operas my mother would watch (hey, any TV is better than no TV when you’re eight years old, am I right?), there he’d be: the ubiquitous image of boredom. I identified with him then (eight-year-olds get bored a lot). And I identify with him now probably even more. There is a difference, though. My boredom now is coupled 18

ASHI Reporter • October 2015

with a strong sense of frustration. Mr. White’s character never expressed disappointment in the fact that Maytag execs gave him a job they knew was never going to be needed. That poor guy sat in that chair in that office waiting for over 25 years to fix something his bosses knew would never need to be fixed. Understand what I’m saying? ASHI is not Maytag Within chapter after chapter, the atmosphere shares the same rarefied air…that of semi-contentment. Does that sound about right to you? However, your contentment factor in ASHI can be increased with one of the following (pick one): a. A large amount of futile effort on your part b. A moderate amount of effort accompanied by cramping

c. Some effort, but will have to start voting for another political party d. Extremely little effort akin to rolling your eyes at that annoying driver in the lavishly expensive car

The answer is, of course, “d.” I know, I know. You say, “But Jim! I’ve always heard that the answer is “a.” Ah, Grasshopper, you see the world in absolutes and do not take time for reflection. (Sorry, I just had another flashback TV moment; if you’re keeping track, this one’s from “Kung Fu.”) The answer to your collective angst is the Council of Representatives. Don’t believe me? Chew on this: An idea came before the Council to reduce the number of Directors on the ASHI

Board from 15 to 12. The idea could have come from any of you. As a result of considering the idea, consulting with the Council’s Group Leaders, putting the idea into a motion and placing the motion before the Council, that idea recently went before you in the form of a ballot. You overwhelmingly agreed with the idea and made a change to the bylaws. You did that. What did it take to start the process? It took a phone call, an email or a simple conversation with a member of the Council. The point is that nothing will ever change those things you complain about unless you direct your complaint in the right direction. Our motto could be: The Council, we’re here to hear you! In the first Maytag repairman commercial in 1967, Jesse White introduced the new recruits to their “survival kit,” which consisted of a deck of playing cards for solitaire, a book of crossword puzzles and a beadwork project. Do me, your Council Reps and yourselves a favor—give us a ring! We are getting way too good at solitaire. Near this article you’ll find the list of Council Reps and their contact information. If you can’t reach one of them, then reach out to a Group Leader or give me a shout. In closing, here are some phrases that can help you remember to contact the CoR (pay attention—you might notice some more TV flashbacks in the form of modified advertising slogans): • “Scratch that itch when you have a twitch. Call the Council.” • “ Won’t you help? For just one email a month, you can aggravate the entire Council for a year.”

• “Between love and madness lies the Council” (OK, you might have to give that one some time to sink in…but maybe its “fragrance” will wear on you.) • “ This is your Council. This is your brain without using the Council. Get the picture?” • “ The Council. Just Do It.”

Looking forward to hearing from you, Jim The Lonely Speaker of the ASHI Council of Representatives H Please see CoR Representative listings on the next 3 pages.

19October 2015

• www.ASHIReporter.org

20 Representative John Knudsen Richard Kirkman Tony Hecht Bryck Guibor Marcus Richter, ACI Gary Poirier Scott Swickard John Fryer Skip Walker Chad Parra Daniel Noteboom Brian Murphy Jed Walker Richard Hall Michael Conley Robert Huntley Tom Rinicker Richard Hart Shannon Cory Craig Chmelicek Dean Cushing Rudy Schlosser Eric Barker Geof Greer Dana Strumpher Danny Maynard Thomas Lauhon Miki Mertz Michael Burroughs Donald Bissex Michael Atwell Volney Ford Mark Mustola Ricky Vernon Frank Copanas Ricky Michalicek John Wessling, ACI Joe Pangborn

James Hollifield John Guy Gary Gentry, ACI Norman Halladay Stephen Marten Bob MacDonald Jason Mitchell Stanley Yansick Bret Kaufmann Kevin Vargo Jerry Santangini Blaine Swan, NCH Robert Davis Allan Cooper Steven Baranello Frank Libero John Cordell George Basista Janni Juhasz Jerry Vander Eyken Bruce McClurer Jon Nichols Dan Howard Jules Falcone Brendan Ryan Abbas Rahbari Kerry Staudt Vince Tecce Jim Dickey Kurt Salomon Doug Miller Hollis Brown Anthony Toth James Funkhouser Kenny Hart Darrell Marsolais Darrell Hay Michael Von Gunten Dave Haught Craig Haas Reuben Saltzman Jerry Spiva Roger Williamson Robert Cornish

Chapter ASHI-South Arkansas Arizona Arizona Arizona British Columbia (CAHPI-BC) Orange County Golden Gate Silicon Valley San Diego Southern Colorado Rocky Mountain Coastal Connecticut Southern New England Southwest Florida ASHI Piedmont ASHI Florida Wiregrass ASHI-Georgia ASHI-Georgia Iowa ASHI Chapter Northern Illinois Northern Illinois Great Lakes Northern Illinois Central Illinois Indiana Chapter of ASHI Great Plains Great Plains Louisiana ASHI New England New England Greater Baltimore ASHI Great Lakes Great Lakes St. Louis St. Louis St. Louis Mid-Missouri ASHI

Northern Rockies North Carolina North Carolina South Carolina Greater Omaha ASHI Northern New England Garden State Southern New Jersey Garden State Garden State ASHI Southern New Jersey CAHPI Atlantic Capitol Region (NY) Central New York Long Island ASHI NY Metro Ohio Ohio Great Lakes Ontario (CAHPI-ON) Ontario (CAHPI-ON) Oregon PRO-ASHI (Pittsburgh) Tri-State PRO-ASHI (Pittsburgh) ASHI Central PA Keystone, PA Tri-State Lone Star ASHI Utah Chapter of ASHI Central Virginia ASHI MAC-ASHI NOVA-ASHI NOVA ASHI Hampton Rhodes ASHI ASHI Western Washington ASHI Western Washington Great Lakes Ohio ASHI North Central Ohio Heartland Mid-Tennessee ASHI East Tennessee ASHI OAHI (CAHPI)

ASHI Reporter • October 2015

South MidWest Group Leader and Alternate Speaker

South Atlantic Group Leader

Gulf States Group Leader

Region

prairiehminspect@gmail.com john@guyhi.com gary@qriquality.com skiphalladay@embarqmail.com inspectorsteve@cox.net omnispect@gmail.com homespect@verizon.net homeinspectecinc@comcast.net Bretkaufmann@optonline.net kpvargo@comcast.net New York, New Jersey, Delaware Group Leader jsantangini@comcast.net goodeyeinspections@gmail.com rdavis@home-inspection.com al@lakecountryhomeinspections.com inspect-me@att.net franklibero@optonline.net inspectionplus.john@gmail.com GeorgeBasista@yahoo.com Janni.J@HomtecInspections.com jerry.chi@bell.net bruce@brucemcclurerhi.com housedetective@hotmail.com Dan@SeniorHomeSafetyNetwork.com julesfalcone@me.com brendan@csahomeinspection.com advancedhomeinspection@verizon.netWest kerry.staudt@gmail.com bioainsp@aol.com jim@jjdickey.com kurt@inspectutah.com Mountain Group Leader npi.inspector@comcast.net Hollis@thorospec.com Mid-Atlantic Group Leader tony_toth@msn.com Speaker@ashi.org Speaker Kenny@theplumbingandhvacguy.com sales@psihomeinspect.com darrellhay@aol.com Pacific Group Leader mike@lahigroup.com Midwest Group Leader inspector@wvchi.com North Central Group Leader markshomeinspect@sbcglobal.net reuben@structuretech1.com jmspiva@comcast.net homeproinspection@ebpfi.com robc@homexam.ca

jgknudsen111@elmore.rr.com homeinspectionplus@conwaycorp.net tony@tonyhecht.com bryck@msn.com marc@handsonhomeinspection.com gary@walkaboutinspections.com scott@inspectoc.com johnfryer@gmail.com homeinspection@sanbrunocable.com chadparra@hotmail.com Dan@KeyInspectionServices.net brian@murphyinspection.com wis1@outlook.com rhall@usinspect.com flinspector@outlook.com rwhuntley@cox.net tom@inspectorhelp.com ashi1@comcast.net shannon1943@comcast.net elitehomeandradon@gmail.com Dean@203k.us Rudy@AceintheHome.net ebarker@morainewoods.com ggreer@bpgwi.com homeinspector1@comcast.net danny@inspectinc.net tom@inspect4you.us mikimertz@aol.com mburroughs2@comcast.net donald@MysticHomeInspection.com mike@jmhi.com volneyford@comcast.net InspectorMustola@aol.com AskRick@centurytel.net acropolis-inspection@live.com ricktheinspector@live.com john@wesslinginspections.com Joe@PangbornInspections.com

The Loneliness of the ASHI Council Representative SPECIAL PULL OUT AND SAVE SECTION: 1. Please close these two pages. 2. Then hold both pages in your right hand. 3. Place your left hand on Page 18, on a table, and GENTLY pull the pages away

406-683-4114 336-848-0766 919-848-4833 864-715-8907 402-571-7735 603-944-3507 732-636-1188 609-835-0101 973-377-4747 732 271 1887 856-232-6607 902-890-0710 518-885-7949 585-727-7119 516-775-5084 800-638-9744 513-617-4511 330-565-5409 419-269-4663 519-577-8001 519-894-0388 503-680-3371 724-295-9703 610-637-5850 724-898-1414 610-430-1414 610.780.9098 215-527-5710 972-907-0202 801-523-6060 804-920-4674 703-856-7567 703-926-6213 571-214-4039 800-643-6683 206-478-1427 206-226-3205 262-945-2446 304-417-1247 216-691-1208 612-205-5600 615-451-0011 423-421-4913 613-858-5000

334-221-0876 501-327-9794 480-507-0837 520-419-1313 520-271-8582 604-220-0305 949-454-1389 510-682-4908 650-873-4224 619-281-2000 719-332-9660 303-791-7824 203-778-6543 888-874-6773 941-778-2385 352-354-2287 813-300-5027 770-827-2200 770-461-3408 319-389-7379 847-712-7874 847-571-7967 847-408-7238 708-912-4940 217-529-5354 800-369-7025 913-680-1757 913-268-0222 318-324-0661 781-475-8980 617-630-5629 410-458-5704 810-750-0000 616 875 3025 314-456-0783 314-238-6639 314-520-1103 573-228-4509

Phone

Council of Representatives Directory 2015 - 2016

> > The Loneliness of the ASHI Council Representative

21October 2015 • www.ASHIReporter.org

The Loneliness of the ASHI Council Representative A look at terms used in home inspection reports

Smoke Alarms

Please read the article on Page 19 Jim Funkhouser Speaker of the CoR

ASHI Council of Representatives Speakers and Group Leaders Group Leaders

Speaker: Jim Funkhouser 571-214-4039 jfunkhousr@aol.com

New England/Canada

Alternate Speaker: John Wessling St. Louis, MO 314-520-1103 John@wesslinginspections. com Secretary: Brendan Ryan 724-898-1414 brendan@csahomeinspection.com

Mike Atwell 617-630-5629 mike@jmhi.com

Midwest

South Midwest

Pacific

Michael J. Von Gunten 262-945-2446 mike@lahigroup.com

John Wessling 314-520-1103 john@wesslinginspections. com

Darrell Hay 206-226-3205 darrellhay@aol.com

North Central

Please see the complete CoR listing on pages 20 and 21.

South Atlantic

New York/New Jersey Kevin Vargo 732 271 1887 kpvargo@comcast.net

Mid-Atlantic Hollis Brown 703-856-7567 Hollis@thorospec.com

Richard Hart 770-827-2200 ashi1@comcast.net

Dave Haught 304-417-1247 inspector@wvchi.com

Gulf John Knudsen 334-221-0876 jgknudsen111@elmore. rr.com

Mountain Kurt Salomon 801-523-6060 kurt@inspectutah.com

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ASHI Reporter • October 2015

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By Bruce Barker, ACI

nce again, The Word invites you to travel into the dark realm of subjects that are sometimes misunderstood by home inspectors. The Word hopes you will find this trip informative and maybe a little entertaining. The Word’s subject this month is smoke alarms and carbon monoxide alarms. The Word finds this subject interesting because there’s a lot more to dealing with these devices than just pressing the test button. By the way, smoke alarms and smoke detectors are not the same. A smoke alarm is a self-contained device including the smoke sensor and an alarm. A smoke detector contains a smoke sensor and is intended to be a part of an alarm system. Remember that The Word covers general principles. Something you see in the field isn’t always wrong just because it doesn’t comply with a general principle. Local building codes and their interpretations, manufacturer’s instructions and engineered designs trump general principles. Alarms Save Lives There’s little dispute that smoke alarms and carbon monoxide alarms can save lives assuming, of course, that they are installed correctly and functioning properly. These relatively inexpensive devices provide some of the best bang for the buck of any health and safety requirements. In fact, these devices are considered to be so important that updating homes to current standards may be required in some cases. The Word did this in a 1980 home that he and his wife remodeled.

The International Residential Code (IRC) requires updating smoke alarms and carbon monoxide alarms to current standards when work requiring a permit is performed. The update exceptions involve exterior work such as roof coverings and wall claddings, and work involving only plumbing and mechanical systems. Exceptions exist that relieve smoke alarm hard-wiring and interconnection requirements that would require disturbing finish surfaces. Interconnection can be accomplished with listed wireless technology. Interpretation and enforcement of these updating requirements and exceptions vary widely between jurisdictions. Fire Types and Smoke Alarm Types Are Different Fires often start in one of two ways. Some fires start by producing a lot of flame, but little smoke. Other fires start by producing a lot of smoke, but little flame. There are two types of smoke alarms. The most common type is the ionization alarm. The less common type is the photoelectric alarm. Each type of alarm responds differently to each type of fire, so it’s very important to have the right type of alarm. Having the wrong type of alarm can be fatal. A photoelectric alarm works by shining a light above a sensor at a 90˚ angle to the light. Smoke entering the alarm disrupts the light, reflects some of the light toward the sensor and triggers the alarm. Photoelectric alarms are good at detecting smoky (smoldering) fires, which is the way many home fires start. They are slightly less responsive than ionization alarms at detecting flaming fires.

An ionization alarm works by using radioactive material to ionize the area between two sensors and allow the flow of electricity between the sensors. Smoke entering the sensor disrupts the flow of electricity and triggers the alarm. Ionization alarms are slightly better than photoelectric alarms at detecting flaming fires. They are significantly less responsive at detecting smoky fires, and in fact, may not even activate until it’s too late, if at all. It is usually not possible to identify the smoke alarm type by looking at it from below. The type is usually on the back and requires removing the alarm from its mounting bracket to identify its type. False (Nuisance) Alarms The best smoke alarm in the world is useless if it has been disconnected or removed. False alarms, caused by activities such as cooking or burning candles, motivate people to disconnect or remove the alarms. A disconnected alarm might be very difficult to detect visually during a home inspection. Some alarms have no visible indication whether or not they are receiving power. Newer alarms have an indicator that at least shows if they are receiving power, and some even show by the indicator’s color where the power is coming from (for example, green = house power and red = battery). There are several places where smoke alarms shouldn’t be installed to help avoid false alarms. The Word lists these places later in this article. Ionization alarms are more prone to false alarms than are photoelectric alarms. Alarms that combine ionization and photoelectric sensors in one unit can have higher rates of false alarms than single-sensor

23October 2015

• www.ASHIReporter.org

The Word: Smoke Alarms

Illustration 1

(1) IONIZATION RANGE

ALARM ≥ 20 FT. (2) IONIZAION ALARM

LIVING AREA BEDROOM

KITCHEN

BATH

WITH SILENCE SWITCH ≥ 20 FT. (3) PHOTOELECTRIC ALARM ≥ 6 FT.

alarms. False alarm rates, by themselves, are a good reason to avoid using ionization alarms. Inspection Standard The new ASHI Standard of Practice (SoP) requires that you report the presence or absence of smoke alarms and carbon monoxide alarms. There is no ASHI requirement to inspect or test smoke alarms and carbon monoxide alarms, and there is no ASHI requirement to identify the type of smoke alarm. Other standards may have other requirements regarding smoke and carbon monoxide alarms, so be sure to comply with any standards that apply to you. http://www.ashireporter.org/ HomeInspection/Articles/ASHISmoke-Alarm/2606. Smoke Alarm Testing Being a conscientious inspector, you may want to go beyond the minimum standard and test the alarm. Be careful—testing alarms and reporting the results can be a case in which no good deed goes unpunished. When you test an alarm by pressing the “test” button, you may be testing only the sound-producing device. You may not be testing the alarm’s sensor. There are ULlisted aerosol smoke products for testing smoke sensors, but such testing goes way beyond the SoP requirements. Do not use a smoke pen or other unlisted smoke-generating device to test a smoke alarm. The result could be inaccurate and you could damage the alarm.

he alarm won’t activate if the sensor isn’t functioning and, as we now know, pressing the “test” button may not test the sensor. Thus, pressing the “test” button doesn’t ensure that the alarm will function as intended during an actual fire or under carbon monoxide conditions. It’s critical that you inform your clients about this distinction if you “test” smoke and carbon monoxide alarms and report the test results.

ASHI Reporter • October 2015

≤ 3 FT.

≤ 3 FT. GARAGE

BEDROOM

FOYER

BATH

BEDROOM W/GAS FIREPLACE

SMOKE ALARMS INTERCONNECTED

CARBON MONOXIDE ALARMS

Alarm Service Life How often do you see smoke alarms in older homes that are obviously the original alarms? The Word sees this all the time. These alarms may be useless and may, in fact, be dangerous because they provide a false sense of security. Many smoke alarm manufacturers recommend replacing smoke alarms after about 10 years. Sure, they want to sell more alarms, but there’s also a valid reason for this recommendation. The sensors in these alarms degrade over time and may fail to function. As we’ve discussed, if the sensor fails, the alarm is useless. Carbon monoxide alarms have a shorter service life of approximately five to seven years. The difference between smoke alarm and carbon monoxide alarm life expectancies makes it problematic to combine these alarms into one device. The carbon monoxide part could fail before the smoke part, rendering the device only partially functional. You may want to alert your clients to this service life difference for their future maintenance plans. Smoke Alarm Locations The minimum requirement of a smoke alarm in each bedroom and in the hallway near the bedrooms is widely known. What constitutes “near” the bedrooms is open to interpretation. The Word has seen distances ranging between 10 and 40 feet. Bedrooms located in different parts of a home should have a smoke alarm in the hallway near each bedroom area.

The 2015 IRC adds a new required location. A smoke alarm should be installed not less than three feet horizontally from the door of a bathroom containing a tub or a shower. Anyone singing in the shower needs to hear the alarm, too.

t least one smoke alarm is required on each story, including basements and habitable attics, but not including crawl spaces and uninhabitable attics. In fact, smoke alarms and carbon monoxide alarms shouldn’t be installed in crawl spaces and attics because the alarms don’t function properly in these dirty and unconditioned environments. See Illustrations 1 and 2 for general location requirements. Smoke alarm location requirements for split-level homes can be confusing. A smoke alarm is required only on the upper level if there is no door between levels and if the upper level is less than one full story above the lower level. Some jurisdictions require a smoke alarm on each level of a split-level home, and manufacturers usually recommend this as well. The ideal smoke alarm location is on the ceiling at least four inches away from the wall. Installation on the wall is acceptable if the top of the case is at least four inches and less than 12 inches from the ceiling. The four-inch distance helps avoid dead-air spots that may prevent smoke from reaching the sensor. Smoke tends to collect near the ceiling, so the 12-inch distance helps ensure that rising smoke reaches the sensor

ASHI Ad.indd 6

25October 2015

3/25/15 10:33 AM • www.ASHIReporter.org

Illustration 2

be installed in a bedroom if a fuel-burning appliance is installed in the bedroom or in an attached bathroom. Examples of fuelburning appliances include fireplaces, gas-burning fireplaces and unvented room heaters. (see photo to the right). Look for this. The Word had two alarms moved during his remodel because of this issue.

moke alarms should not be installed near combustion sources such as in garages and near combustion equipment such as furnaces, boilers, water heaters and fireplaces of all types. Some manufacturers recommend at least 20 feet of separation. Nuisance activation is also common when smoke alarms are installed in kitchens. The 2015 IRC prohibits installing most ionization-type alarms within 20 feet horizontally from a permanently installed cooking appliance. Photoelectric-type alarms may not be installed within six feet horizontally from a permanently installed cooking appliance. Other places that smoke alarms should not be installed include the following:

• inside bathrooms and laundry rooms (due to high humidity); • near fans, HVAC supplies and returns, and operable windows (air currents could prevent smoke from reaching the sensor); and • near florescent lights (electrical interference with the sensor).

Carbon Monoxide Alarm Locations In new construction, at least one carbon monoxide alarm is required in homes with a fuel-burning appliance and in homes with an attached garage. Remember that a fireplace is a fuel-burning appliance. The alarm should be located near the bedrooms and if the bedrooms are widely separated or are on different stories, then multiple alarms are required. The 2015 IRC adds a new location requirement. A carbon monoxide alarm should 26

ASHI Reporter • October 2015

Carbon monoxide alarm location restrictions are similar, but not identical, to smoke alarms. The four-inches-from-the-ceiling corner, dead-air location restriction applies, as do the restrictions involving combustion sources, high humidity, fans and operable windows and kitchens. The 12-inches-to-ceiling-location restriction does not apply to carbon monoxide alarms. In fact, a lower location on a wall may be advantageous in providing a more rapid response to the presence of carbon monoxide. Just be sure that the alarm is above the reach of children. Alarm Installation Smoke alarm installation requirements include the following:

• connection of all smoke alarms to each other such that if one alarm is activated, all alarms will sound (interconnection may be hard-wired or wireless); • primary power provided by the building’s utility power source;

• backup power provided by a battery in case the fire disrupts the building’s utility power.

Carbon monoxide alarms are not required to be connected to each other, but the 2015 IRC requires them to be powered by the building’s utility power source with battery backup. The Bottom Line The best inspections and reports go beyond simply listing deficiencies. They educate clients about important maintenance and safety issues. The Word recommends that you include the following in your reports: 1. Photoelectric smoke alarms are the recommended type and you did not verify the type of alarm.

ELIMINATE HoMEwork 2. Smoke alarms and carbon monoxide alarms have a limited service life and you did not verify the age of the alarm.

3. Testing smoke and carbon monoxide alarms may not guarantee that the alarms will function as intended during actual emergency conditions. 4. Smoke alarms and carbon monoxide alarms should be installed according to the manufacturer’s instructions and you did not verify complete compliance with those instructions.

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Adding these statements will go a long way toward educating your clients about these important safety devices and may help protect you if a problem occurs.

emo to the gods of safety: The Word does not reside on Mt. Olympus (just at its base) and welcomes other viewpoints. Send your lightning bolts or emails to Bruce@DreamHomeConsultants.com. The thoughts contained herein are those of The Word. They are not ASHI standards or policies. H Bruce is the founder and president of Dream Home Consultants, and the author of Everybody’s Building Code, written to help home inspectors understand the International Residential Code. Bruce has been building and inspecting homes since 1987. He currently serves on the ASHI Board of Directors. He is a certified Residential Combination Inspector, a licensed contractor in Arizona, Florida and North Carolina,

• Immediate “photo” integration • Draw on “photos” onsite • Full “edit” abilities onsite • Readable reports DownloaD & TesT for frEE

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To read more of Bruce’s articles or if you need a presenter at your next chapter event, go to www.dreamhomeconsultants.com.

27October 2015

• www.ASHIReporter.org

“Thank you. We sure do appreciate everyone at OREP. Worry free service year after year!”

What Are Your Clients Really Buying?

— Alan, HousePro Home Inspections

What Are Your Clients Really Buying? By Alan Carson, Carson Dunlop, www.carsondunlop.com

et’s step back and look at what your clients are buying. It’s not always obvious. For example, when we buy a car, we are really buying one or more of the following—safe transportation, a status symbol or a thrill. Similarly, we do not buy a power drill for the pleasure of owning a drill, but because we want holes. And we don’t buy clothes primarily to keep us warm; we buy most of our clothes to make us look good. How about a home inspection? What are our clients buying? We believe our clients are looking for protection, insurance, peace of mind, a negotiating tool, reassurance about their buying decision or some combination of these. They are not buying an audit of the home’s condition, a 67-page report, a guided tour of the home, a maintenance plan or your reputation of “20 years as a builder.” Our clients want to feel that they are making a good, well-informed choice. Your goal is to show people how you will help them make the right decision. You are in the knowledge and communication business. Focus on Benefits Your marketing should not focus on what you do, but rather on what your client wants. This should be clear in all your advertising, information and campaigns. Marketing experts encourage us to emphasize and focus on benefits rather than features. The table below lists some examples of how you could describe the same report-writing software points by focusing on its features and its benefits.

As you’ll notice, many benefits include a concern and the solution. For example, “Our software ensures that you don’t forget anything” (in the Benefits column below) is powerful because it reminds you that the software will help you address something you are probably concerned about. In this way, providing a marketing focus on benefits shows an understanding of the client’s (or in this case, the software user’s) issues and how you (or the product) can address them.

ow does this translate to your marketing strategy? Your marketing materials already might state something like this: “We help you make a great decision on the largest investment of your life.” But you can broaden this message by stating, “We help you make an informed home-buying decision for you and your family.” Adding the word family can be very effective. “We’ll help make sure your new home keeps you and your family warm, safe and dry.” Or “We’ll help you keep your new home a comfortable place to live for you and your family.” Some marketing folks think more dramatically and use more direct, colorful imagery: “Ever bought a lemon? Ever had to live in it?” A Word of Caution: Don’t Overpromise Be careful what you promise. We do not recommend advertising “complete peace of mind” or “a worry-free home” because home inspections are not technically exhaustive. Unless you are way better than us, you can’t detect or predict every adverse condition.

Choose from over 250 professional title pages.

Great reports make you look good.

You can set items to appear in every report.

Complete your reports with speed and consistency.

The software remembers one-time notes and auto-completes items the next time you start typing the same words. You can do a “completion check.”

Online booking can get you more business! It also saves time for you, your clients and agents. Your reports will look better, be easier to read and provide more information at your fingertips. Get your reports done with speed and consistency.

Our software ensures that you don’t forget anything.

Continued on Page 34… 28

ASHI Reporter • October 2015

 Included*: General Liability, termite/pest, commercial, radon, lead paint, pool/spa, EIFS/ stucco, indoor air quality testing, green building inspections, infrared thermography, rodent inspections, and more. Mold and Septic/Water testing available.  “A” Rated, Admitted Carrier, Prior Acts, Additional Insured for Agents and other Referring Parties.  Save time with fast application. No quoting, no delays and automatic annual renewal for most inspectors.  Coverage for all inspectors employed by the firm and the first two independent contractors free.

Find details at www.OREP.org

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BENEFIT

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$1,000,000/$1,000,000

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$500,000/$500,000

$1,550

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$300,000/$300,000

$1,400

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*Coverages vary in FL, HI, LA, NY, VT. Ask your OREP agent for details.

SERVICE

We answer the phone! Senior Broker David Brauner has helped home inspectors with their insurance needs for over 20 years. OREP’s Mission: Business by the Golden Rule.

6760 University Ave. #250 • San Diego, CA 92115 Fax: (708) 570-5786 • info@orep.org David Brauner: Calif. Insurance Lic. #0C89873 29October 2015

• www.ASHIReporter.org

To submit your materials for moving up, please contact Janet George at 847-954-3180 or janetg@ashi.org

New ASHI Inspectors

New ASHI Associates

As of August 1, 2015

Michael Fiola

H Denotes graduate of The ASHI School James Gittings JKG Home Inspections, LLC Eagle River, AK

Steven Hunt Eagle River, AK

Giuseppe Rossi A Certified Inspectors Wasilla, AK

James Brooks Chelsea, AL

H Kevin Graf Theodore, AL

Jeremy Jordan Jordan Home Inspections and Services, LLC Dothan, AL

Carlos Marina Better Call Carlos, LLC St. Johns FL

Belleville, IL

Granite Bay, CA

James Mullins

Shannon Brewer

Mullins Unlimited Panama City, FL

A1 Property Inspection Corp. Downers Grove, IL

Michael Stanley

Jerry Gentile

Tallahassee, FL

G & G Energy Elmhurst, IL

Michael Turner Oakland, CA

Christopher Warren

New Beginnings Home Inspections Ouray, CO

H Christopher Larsen

Donovan White

Colorado Springs, CO

Pace, FL

Michael Moran

Martin Williford

MJM Inspection Services Eagle, CO

Atlantic Beach, FL

Daniel Vogt

Focus Home Inspection Service Ball Ground, GA

Call Home Inspection Littleton, CO

Jon Williams

Judson Bourke

Jamie Brand

Robert Casey

Bruce Hedlund

Chicago, IL

Troy Meidinger Elmhurst, IL

Matthew Morgan

Christopher Pasten

Mobile, AL

Kellie Williams

Cummings, GA

Chicago, IL

Michael Griffino

Solid Rock Home Inspections, LLC Pueblo West, CO

H James Guidry

Pete Petrovic

J-A-G Home Inspections Canton, GA

Downers Grove, IL

Jennifer Leibin Prescott Valley, AZ

Asen Stoilkov Great Owl Property Inspections Chandler, AZ

H William Wood BTW Professional Inspections Loveland, CO

Marc Champagne Monroe, CT

Louis Nero

H Norman Reid Ravenwood Property Inspections, LLC Canton, GA

Tamara Seibert Kennesaw, GA

H Edward Sutphin

Matthew Brownell

Newington, CT

Buyers Protection Group Rancho Cordova, CA

Anthony Potvin Meriden, CT

Big Creek Home Inspections Cummings, GA

H Christopher

H Josef Horst

H Tyler Tienken

Donahue Donahue Inspections Santa Barbara, CA

Robert Fiedler Cal Home Inspection San Bernardino, CA

Jose Gonzalez Buyers Protection Group Petaluma, CA

Shane Griffin G & H Inspections El Cajon, CA

Nicholas Hunt Santa Barbara, CA

H Joseph Jackson The Lighthouse Group Westminster, CA

H David Jenkins Professional Home Inspection Redding, CA

Lewes, DE

Tucker, GA

H Peter Karach

H Karen Uhlmeyer

Smyra, DE

H Richard Columbo Palm Harbor, FL

Green Apple Valuations Athens, GA

Ivan Hurlburt

Jason Willis Rock Island, IL

Phillip Mesarch

Robert Hartsfield

Nic Transtrum

Terry Hannu

David Jeffrey

H Russell Baker Jr.

ASHI Reporter • October 2015

Mezan Home Inspection Churchville, MD

Thaiseke Smith

Crawfordville, FL A & D Quality Home Inspections Macclenny, FL

B-Sure Home Inspection Medford, MA

White Hall, IL

Justin Bragg Oak Forest, IL

D&T Home Inspections Owings, MD

Deppstar Home Inspections Canfield, OH

H Joe Leis Cincinnati, OH

Anthony Perry Total Care Home Inspections Strongsville, OH

H Vance Witt Lakewood, OH Pauls Valley, OK

William Bryant

Mike Estes Yukon, OK

Tidwell Home Inspections LLC Old Monroe, MO

James Jay

H David Hymer

Crescent Inspections Hutchinson, KS

Jeffrey Depp

Rick Tidwell

A- Z Home Inspections LLC Belgrade, MT

In Depth Home Inspections LLC North Liberty, IA Teton Home Inspection Blackfoot, ID

BRP Inspections Old Monroe, MO

Lloyd Bermingham

H Fredrick Salisbury

Williamsburg, OH

Elite Home Services Sperry, OK

Cedar Lake, IN

Ross Home Inspections Mission, KS

H Glenn Creech

Bill Johnson

H Timothy Swanson

John Ross

Cincinnati , OH

David Assad

Ellisville, MS

Lenexa, KS

H Justin Chachoff

Dynamic Home Inspection LLC Chesterfield, MO

Joseph Rowell

Richard Mezan

Dennis Paulson

Rick Clausner

Shererville, IN

James Bach

A & D Quality Home Inspections Macclenny, FL

Chesterfield, MO

H Mark Roberson

Matthew Friesz

Justin Gray

H Charles Cashner

Ocean Springs, MS

Tallahassee, FL

Des Moines, IA

Vang Home Inspection Roseville, MN

Justin Chewning

Michael Heneghan

Properly Inspected Oldsmar, FL

Zhong Vang

Portage, IN

Pueo Home Inspections, LLC Kaneohe, HI

Chris Dupree

Larson Home Inspection, LLC Moorhead, MN

H Jeremy Heppeler

Drew Campbell

Capital Property Inspection of Arkansas Farmington, AR

Andy Larson

Structure Tech Home Inspections Big Lake, MN

Morgan Home Inspection, LLC Hoopeston, IL

Trey Williams

Getty Inspections New Prague, MN

Dustin Wiebold

Bix Property Inspections Cumming, GA

Mobile, AL

Thomas Getty

Plainfield, IL

Solid Rock Home Inspections, LLC Pueblo West, CO

Ed Williams

St. Petersburg, FL

Keith Caldieraro

Del City, OK

William Knop Tyrone, OK

Josh Morrison

Jeremiah Hill Up Hills Home Inspections LLC Suffolk, VA

The Cornerstone Inspection Group Marietta, GA

Matthew Busenbark

Arlington, VA

Five Star Home Inspections Kansas City, MO

Integrity Home Inspections Lynchburg, VA

James Robertson Spot on Inspections Woodbridge, VA

H Daniel Suthers

Richard Haas WIN Home Inspection South County Arnold, MO

Don Haschert Pillar to Post Harrisburg, PA

Wytheville, VA

Michael Mallott

H Daniel Beaupre

Checkmark Home Inspections Services, LLC Leesburg, VA

Auburn, WA

H Richard Castleberry Castle Enterprises, Inc. New Castle, WA

Holly James

New ASHI Certified Home Inspectors As of August 1, 2015

Seatac, WA

Jim Keeling

H Barry Knowles

Huntsville, AL

Covington, WA

Dan Bozarth

H Fred Lussier

AmeriSpec Inspection Service Colorado Springs, CO

Shoreline, WA

Wayne Keller

Ryan Stafford

WK Construction and Design, LLC Cedar Grove, WI

Broken Arrow, OK

William Mackey

Walter Beard

Lake Geneva, WI

Mustang, OK

INSPECTOR

H Bernard O'Reilly David Preston

Joseph Ophoff Scott Home Inspection, LLC Berthoud, CO

Jeffrey Herndon

Lansdale, PA

Timothy Milligan

John Fitch

Ernest Homer

West Bend, WI

Home Inspectors of Northwest Georgia Inc. Canton, GA

Diamond F Home Inspection Belgrade, MT

Marlvern, PA

Mark Radler

Darrin Bachman

Michael Sollosi

HomeTec Inspect, LLC Oconomowoc, WI

AA Home Inspection Alexandria, KY

Robert Seneff

Robert Kaufman

Seneff Manufacturing, Inc. Waukesha, WI

KRGS, Inc. Sawyer, MI

Bryant Yensen

Best Home Inspections. LLC Festus, MO

David Mattson Pristine Inspections Belgrade, MT

Jeff Watkins Ridgeline Inspection Services Missoula, MT

Stephen Bailey A & R Property Inspection North Hampton, NH

Michael Martinez

IHS Properties, LLC North Versailles, PA

Thomas Weldon Levittown, PA

Michael Dockum Above All Property Inspections LLC Chattanooga, TN

H Devarshi Ganatra Thompson's Station, TN

Matt Ganz McKinney, TX

Hannu's Home Inspection Ironwood, MI

Enchantment Home Inspection, LLC Albuquerque, NM

James Bourbeau

Richard Tinaro

HomeSight Inspection, Inc. Inver Grove Heights, MN

Carmel, NY

H Darrell Alexander

H Randy Allen

Woodbridge, VA

RCAllen Enterprises LLC Maineville, OH

Doug Farmer Pillar to Post Heber City, UT

Yensen Home Inspections LLC Wheeling, WV