Orlando Barbeque Safety

Barbeque grill are the #10 leading cause of home fires in the United States.  With the Fourth of July coming up this week and summer grilling now is the time to check your grill and review BBQ grilling safety.  Grilling steaks and burgers with your family will make a great summer time gathering. A home fire will make your summer commencement barbeque unforgettable for all the wrong reasons.  The Consumer Product Safety Commission (CPSC) reported that there were 3,800 grill injuries reported annually requiring medical care.

Before grilling check your equipment, review safety procedures with your party and children, and ensure you have proper clearance from combustible material.  Have your home fire extinguisher or garden hose in a handy location.  Keep children and pets away from the grill area and never leave your grill unattended.

• Propane and charcoal BBQ grills should only be used outdoors. 
• The grill should be placed well away from the home, deck railings and out from under eaves and overhanging branches. 
• Keep children and pets away from the grill area. 
• Keep your grill clean by removing grease or fat buildup from the grills and in trays below the grill. 
• Never leave your grill unattended.

 BEFORE BARBECUING

• Grill maintenance, check thoroughly for leaks, cracking or brittleness before using it.  Propane grills clean out the tubes that lead into the burner.
• Make sure the grill is at least 10 feet away from your house, garage, or trees.
• Store and use your grill on a large flat surface that cannot burn (i.e. - concrete or asphalt).
• Grills should not be placed in a garage, porch, deck or on top of anything that can catch fire.
• Establish a safety zone around the grill area.  Keep children away from fires and grills. Instruct children to remain outside the zone. A chalk line works great for this purpose.
• Have a fire extinguisher, a garden hose attached to a water supply, or at least 4 gallons of water close by in case of a fire. 

 DURING BARBECUING 

• Don't wear loose clothing that might catch fire.
• Use long handled barbecue tools and/or flame resistant mitts.
• Never use any flammable liquid other than a barbecue starter fluid to start a fire.
• Never pour or spray starter fluid onto an open flame. The flames can easily flashback along the fluid's path to the container in your hands.
• Alcoholic beverages are flammable.  Keep them away from the grill.
• Never leave the grill unattended.

 AFTER BARBECUING

• Always follow the manufacturer's cleaning and storing instructions for the grill.
• Keep your grill clean and free of grease buildup that may lead to a fire.
• Never store liquid or pressurized fuels inside your home and/or near any possible sources of flame.

IN CASE OF A BARBECUE FIRE

• PROPANE Grills - turn off the burners.  If you can safely reach the tank valve, shut it off.  If the fire involves the tank, leave it alone, evacuate the area and call the fire department (911).
• CHARCOAL Grills - close the grill lid. ELECTRIC Grills - disconnect the power.
• DIAL 911 - If there is any type of fire that either threatens your personal safety or endangers property.
• Grease fires - NEVER attempt to extinguish with water. It will only cause the flames to flare up. Use an approved portable fire extinguisher.

PROPANE GRILLS

The CPSC reports that more than 500 fires and 20 injuries occur every year from gas grill fires and explosions of grills that have not been used for several months.

• Check the tubes leading to the burner regularly for blockages. Check with your specific grill manufacturer's instructions.
• Check for leaks EVERY TIME you replace the cylinder. Pour soapy solution over the connections and if bubbles begin to form, there is a leak. Placing the soapy solution into a spray bottle makes it much easier to apply. If there is a leak, turn off the grill IMMEDIATELY and have it fixed. Do NOT use the grill until the leak is fixed.
• Make sure all the connections are secure BEFORE turning on the gas.
• Never start a propane grill with the lid closed. Gas can accumulate and when the grill is ignited may cause an explosion.
• Only get propane from approved compressed gas suppliers.
• Before getting a propane cylinder filled, check for any damages to it.
• Never store propane cylinders indoors or near any heat source.
• Never transport or store propane cylinders in the trunk of your automobile.
• ALWAYS shut off the propane fuel at the grill and at the bottle after you have finished barbecuing. Otherwise, this will lead to fire hazards, such as leaks and faulty regulators.

CHARCOAL GRILLS

Twenty deaths and 400 injuries are treated resulting from carbon monoxide poisoning from charcoal grills according to the CPSC.

• Due to the production of carbon monoxide when charcoal is burned, charcoal grills should not be used inside homes, vehicles, tents, or campers, even if ventilation is provided. Carbon monoxide is odorless and colorless; you will not be alerted to the danger until it is too late.
• Never use any flammable liquid other than barbecue starter fluid to start a charcoal barbecue.
• Use the starter fluid sparingly and never put it on an open flame.
• Never add fire starter after you have started your barbecue to speed a slow fire or rekindle a dying fire. The flames can easily flashback along the fluid's path to the container in your hands.
• Remove the charcoal ashes from the grill and place them into a metal container with a tight-fitting metal lid. Add and mix in water with the ashes, and set aside for several days. Dispose of the mixture in accordance with the Department of Sanitation's guidelines.
• Remove the ashes only after they are completely cooled and no warm embers remain.
• Always soak coals with water after cooking; they retain their heat for long periods of time.
• Keep damp or wet coals in a well-ventilated area. During the drying process, spontaneous combustion can occur in confined areas.

ELECTRIC GRILLS

• Keep the grill at least 10 feet away from any combustible material.
• Do NOT use any flammable liquid to start an electric grill.
• Follow the manufacturer's instructions in the use of an electric grill.
• When using an electrical extension cord, make sure it is properly rated for the amperage required for the electric grill. Route extension cords out of the line of foot traffic to avoid trip hazards.

DEEP FRYERS

According to the National Fire Protection Association (NFPA), deep fryer fires cause an average of 5 deaths, 60 injuries, and more than $15 million in property damage each year.

Basic safety principles when using deep fryers:

• Oil Level - If the cooking pot is overfilled, the oil may spill out of the pot when the turkey is lowered in. Oil can hit the burner and cause a significant fire. Follow the owner's manual and make sure the oil level is at the proper level. 
•  Frozen or Partially Thawed Meat in Oil - Frozen or partially frozen fowl placed into the fryer can cause the oil to spill over the pot and may result in a significant fire or burn injury. Do not use water to thaw your turkey. Make sure your fowl is properly thawed and slowly lower it into the pot to prevent the oil from splashing. 
•  Placement of Deep Fryer  - Cook outdoors and on a level, firm, and non-combustible surface.  Home fires involving fryers can start in a garage or on a patio or deck. Maintain a safe distance from any buildings and keep the fryer off of any wooden structures. 
•  Don't Use Water or Ice - When ice or water comes into contact with hot oil, the water vaporizes, causing steam bubbles to pop and spray hot oil. Do not use ice or water to cool down oil or extinguish an oil fire. Keep an extinguisher approved for cooking or grease fires nearby and immediately call 911 for help. 
•  Don't Leave Your Fryer Unattended - Frying involves cooking with a combustible cooking oil or grease. Many frying units do not have thermostat controls and if unwatched, the oil will continue to heat until the oil ignites. 
• Level Surfaces - Many fryers are very top-heavy and can be unstable if not used on a level surface. Fryers not on level surfaces can tip over causing a significant fire or burn injury.

REMEMBER

• Never use a propane barbecue grill on a balcony, terrace or roof.
• Never use a charcoal or propane grill inside your home or garage.
• Propane tanks - no more than two (2) 20-pound propane tanks are allowed on the grounds of a one or two-family home, but be sure to follow the fire safety precautions above. 
• Only use a charcoal barbecue on a balcony or terrace if there is a ten foot clearance from the building and there is an immediate source of water (garden hose or four (4) gallon pail of water).

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.  Formerly in the building trades, Frank’s focus is a safe home and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.

First Choice Home Inspections 
(386) 624-3893
Email:  home.inspections@aol.com
Website:  Http://www.1homeinspector.com

Clothes Dryers, A Leading Cause of Home Fires in Orlando.

Clothes dryers have become an indispensable part of American family life.  Today, people are not aware that clothes dryers are a leading cause of fires in the home – approximately 15,000 every year.   It is important to rigorously inspect and clean dryers.  A little preventative maintenance can keep them in good working order and keep your family safe.

Causes of dryer fires?

One of the most common causes of dryer fires is lack of maintenance.  When lint traps do not get cleaned as often as they should be, the resulting build-up in the screen or other areas can cause the dryer to perform poorly, operate at elevated temperatures and possibly overheat with dangerous results.  Vent systems must also be checked and cleaned to maintain proper air flow for the same reasons.  The floor area surrounding the dryer must be lint, dirt, and clothes free.  A lint ball, sock or clothing item can easily be sucked from the floor in front or beside your dryer into the heating coils igniting it and the lint in your dryer vents.

Problems also occur when people place improper items in their dryers, such as foam backed rugs or athletic shoes.  Ensure whatever you put in your dryer is approved and safe to place in a dryer.  When in doubt, check the washing instructions on the tag of the clothing or consult the manufacturer’s website for more information.  Plastic or vinyl exhaust vent materials should never be used.    

Reduce your risk of dryer fires!

Ensure that your dryer has rigid or flexible metal venting and ducting materials to help sustain airflow. This will also reduce operating costs and extend the life of the dryer and clothing due to lower drying temperatures.

In addition:

• Clean the lint trap before or after drying each load of clothes.
• Don’t forget to clean the back of the dryer where lint can be trapped.
• Ensure the floor around your dryer is free of debris, lint and clothing.
• The interior of the dryer and venting system should be cleaned periodically by qualified service technician.  If drying time is longer than normal, clean the vent system thoroughly to ensure proper airflow.
• Replace plastic or vinyl exhaust hoses with rigid or flexible metal venting.
• Do not dry clothes or fabric on which there is anything flammable (alcohol, cooking oils, gasoline, spot removers, dry-cleaning solvents, etc.). Flammable substances give off vapors that could ignite or explode. 
• Gasoline should not be stored near dryers or water heaters and should only be stored in approved containers.
• Read manufacturers’ warnings in use and care manuals that accompany new dryers.  Warnings can usually be found on the inside of the dryer’s lid and take only minutes to read.

Did you know that?

• Clothes dryers can be found in 80 percent, or 81.5 million homes throughout the United States.
• A full load of wet clothes placed in a dryer contains about one half gallon of water.  Lint is created from the clothes as water is removed.
• Clothes dryers are one of the most expensive appliances in your home to operate.  The longer it runs the more money it costs you.
• The U.S. Consumer Product Safety Commission (CPSC) estimates that 15,500 fires associated with clothes dryers occur annually. These fires account for an average of 10 deaths and 310 injuries and more than $84.4 million in property damage annually.

In the opinion of this home inspector, you should pay careful attention to the maintenance and cleaning of your clothes dryer.  Be careful to remove lint before or after every use.  Preform a detailed cleaning monthly and call in a appliance technician annually to clean and maintain your dryer.  Out of sight lint can go unnoticed until it is too late and fire breaks out.  Protect yourself, your family and your home; a home fire can take all you hold precious.  

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.  Formerly in the building trades, Frank’s focus is a safe home and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.

First Choice Home Inspections 
(386) 624-3893
Http://www.1homeinspector.com

Contaminated Chinese drywall

Health problems and metal corrosion in homes

Contaminated Chinese drywall has high levels of sulfur, which may be responsible for a rotten egg smell in affected homes, blackened or corroded pipes, failure of air conditioners and other household appliances, and health problems such as asthma, coughing, headaches, sore throats, and irritated eyes.

Health Problems Associated With Problem Drywall

Health problems that may be caused by contaminated Chinese drywall include:

• irritated and itchy eyes and skin
• difficulty in breathing
• persistent cough
• bloody nose
• runny nose
• recurrent headaches
• sore throats
• sinus infections
• asthma attacks

Contaminated Drywall Problems

Homeowners with contaminated drywall usually notice:

• a rotten egg smell within the home
• corrosion or blackening of copper and silver items within the walls and home
• frequent failures of air conditioning units and other appliances and electronics

“Contaminated drywall is indicated if two of the below corroborating conditions are present and drywall was installed between 2005 and 2008; or if four of the below corroborating conditions are present and the drywall was installed between 2001 and 2004”, according to the CPSC:

• copper sulfide or sulfur in the home as confirmed by tests
• drywall is marked as coming from China
• high levels of strontium in drywall core
• high levels of sulfur in drywall core
• elevated levels of hydrogen sulfide, carbonyl sulfide, or carbon disulfide emitted from drywall when tested in a chamber, and
• Corrosion of copper metal when placed in a test chamber with drywall samples.

Electronics and Appliances

Copper coils turn black

Contaminated drywall corrodes piping and wiring, which causes electronic devices and household appliances to work erratically or fail completely.  Components and devices that may be affected by contaminated Chinese drywall include:

• Central air conditioning evaporator coils
• Refrigerators, dishwashers and electrical ovens and ranges.
• Televisions, computers, and video gaming systems.

Identification and Replacement

According to the CPSC, “A visual observation of corroded air conditioning evaporator coils and/or electrical wiring by trained inspectors is believed to be a prerequisite for consideration of a home as having problem drywall. The Florida Department of Health has long included such corrosion as part of its definition of problem drywall homes.”

The cost of remediation for Chinese drywall can be immense including drywall, plumbing and electrical.  Remediation may include removal of contaminated drywall and installing new, problem-free drywall, removal and replacement of copper; plumbing, electrical and HVAC systems.

Additional articles on Chinese Drywall:

Chinese Drywall (Part 1)

Chinese Drywall (Part 2)
Chinese Drywall Links and Sources

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.  Formerly in the building trades, Frank’s focus is a safe home and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.

First Choice Home Inspections
(386) 624-3893
Http://www.1homeinspector.com

Dangers of Solid Branch Aluminum Wiring

Due to a shortage of copper in the mid-1960s, builders increased the use of aluminum wire in residential electrical distribution systems.   Homes built before 1965 are unlikely to have aluminum branch circuit wiring.  Homes built, remodeled or with electrical upgrades from 1965 to the mid-1970s may contain aluminum wiring.

The U.S. Consumer Product Safety Commission (CPSC) staff and other government Officials have investigated numerous hazardous incidents and fires throughout the nation involving aluminum branch circuit wiring.  The Franklin Research Institute conducted a national survey for the CPSC.  The survey showed that homes built before 1972, and wired with aluminum, are 55 times more likely to have one or more wire connections at outlets that reach “Fire Hazard Conditions” than homes with copper wire.

The fire hazard investigated by CPSC occurs at connections with aluminum wire, including receptacles or switches and junction boxes; or the hazards occur with major appliances, including dishwashers or furnaces, for example. There are several deterioration processes in aluminum wire connections that cause increased resistance to the flow of electric current, resulting in damage that is cumulative in effect. That increased resistance causes overheating, sometimes at hazardous levels, when current is flowing in the circuit.

Signs of electrical system problems include receptacles or switches with face plates that are hot-to-the touch; inoperable circuits; flickering lights; or the smell of burning plastic at outlets or switches.

Aluminum wiring can be replaced or repaired to effectively and permanently reduce the possibility of fire and injury due to failing wire connections and splices. It is highly recommended that you hire a qualified electrician, familiar with aluminum solid branch wiring, to perform this remediation.

Replacement of the aluminum branch circuit conductors with copper wire eliminates the primary cause of the potential hazards, the aluminum wire itself.  Depending on the architectural style of your home, it may be relatively easy for a qualified electrician to rewire your home.  A new copper wire branch circuit system would be installed, and the existing aluminum wire could be abandoned inside the walls. This is the best method available; but for many homes, rewiring with copper is impractical and/or prohibitively expensive.

 

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.  Formerly in the building trades, Frank’s focus is a safe home and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.

First Choice Home Inspections
(386) 624-3893
Http://www.1homeinspector.com

Polybutylene - Is it a problem?

Acetal fitting shows signs
 of flaking

As a home inspector, I often run across polybutylene plumbing.  Home buyers and home owners always ask, “Is it a problem?”   The facts are polybutylene pipes have an unusually high rate of failure under normal operating loads. Deterioration linked to water additives like chlorine and fluorides react with the polybutylene piping and acetal (a strong stiff plastic) fittings causing them to scale and flake and become brittle.  Micro-fractures result and the basic structural integrity of the system is reduced.  The system becomes weak and may fail without warning causing damage to the building structure.

Polybutylene is a form of plastic resin that was used extensively in the manufacture of water supply piping from 1978 until 1995. Due to the low cost of the material and ease of installation, polybutylene piping systems were viewed as "the pipe of the future" and were used as a substitute for traditional copper piping.

• Polybutylene pipe is grey, black or blue.  Interior polybutylene plumbing is almost always grey and exterior polybutylene plumbing is mostly blue.
• Polybutylene pipe was installed and manufactured from the late 1970's till the mid-1990's, however, stockpiles of polybutylene pipe at supply vendors, such as supply risers were still known to be available up to 1999.
• The most common sizes for polybutylene pipe are 3/8", ½", ¾" and 1".
• Polybutylene piping was easy to install and often used as a replacement for copper.
• Polybutylene was often routed through the attic, a disaster in waiting.
• Polybutylene piping was used for both residential and commercial water distribution piping.
• Polybutylene pipe connectors can be copper, brass, or plastic. The connector types are barbed with a crimp ring or compression with a plastic or metal ferrule. 

Polybutylene pipe with plastic fittings or metal fittings will ultimately suffer damage; polybutylene piping is not reliable under any circumstances. If a pipe has been leaking for some time without the knowledge of a homeowner, severe structural damage to the home can result, making repairs extremely difficult.

Damage from polybutylene pipe leaks can be costly, in some cases more than the original cost of the house.  Insurance companies require a home inspector to note any polybutylene plumbing on a four point inspection report.  Policies may be cancelled or refused for homes with known polybutylene problems, and it is difficult to market a home that has such an unreliable plumbing system.

You can get a good deal when purchasing homes with polybutylene plumbing but have a plumber estimate the cost to replace the plumbing.  Factor in the cost of replacement of the plumbing system into the offer for the property.  Make sure you replace the plumbing system sooner than later.  Polybutylene may be stable for years or it my burst at any time.

In the opinion of this home inspector, the only good polybutylene is no polybutylene.  Polybutylene is unstable and could burst at any time.

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.  Formerly in the building trades, Frank’s focus is a safe home and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.

First Choice Home Inspections
Phone:  (386) 624-3893
Email:  home.inspections@aol.com
Website:  Http://www.1homeinspector.com

 

Chinese Drywall Additional Information

I have had many calls from homeowners with questions about Chinese Drywall.  I perform home inspections and can identify the signs of Chinese Drywall.  I have performed research into Chinese Drywall and I hope some of the links below can be of use to homeowners and their search for answers.  If you are searching for answers to health questions verify with your home inspector that you do in fact have Chinese Drywall and consult your physician.  

Question:  What year homes were the most effected by Chinese Drywall?

Answer:  Chinese Drywall began arriving in the United States in 2001.  Home built from 2001 on may contain Chinese Drywall.  Homes repaired and remodeled after 2001 may contain Chinese Drywall. The problem with identifying a year that a home may contain Chinese drywall is that some builder suppliers may have had quantities siting in a warehouse or a builder or contractor may have purchased it and not used it until needed.  Homes built, repaired or remodeled up until 2010 or even later may contain Chinese Drywall. 

Good Synopsis, Wikipedia:  http://en.wikipedia.org/wiki/Chinese_Drywall

Centers for Disease Control and Prevention:  http://www.cdc.gov/nceh/drywall/guide_healthcare_providers.htm

US Consumer Product Safety Commission:   http://www.cpsc.gov/Safety-Education/Safety-Education-Centers/Drywall/Topics/Where-has-problem-drywall-been-reported/

FL Dept. of Health:  http://www.doh.state.fl.us/environment/community/indoor-air/casedefinition.html

US Institute of Health:  http://www.ncbi.nlm.nih.gov/pmc/articles/PMC2852858/

US Institute of Health:  http://www.ncbi.nlm.nih.gov/pmc/articles/PMC2852858/pdf/ijms-11-00647.pdf

New York Times:  http://www.nytimes.com/2009/10/08/business/08drywall.html?_r=2&pagewanted=all&

Fox News:  http://www.foxnews.com/story/0,2933,514636,00.html

Palm Beach Post:  http://www.tcpalm.com/news/2009/apr/07/sens-nelson-landrieu-call-recall-temporary-ban-chi/

CNN:  http://www.cnn.com/2009/US/03/24/chinese.drywall/

Chinese Drywall Litigation

http://www.laed.uscourts.gov/drywall/DrywallMarkings.htm

http://www.claimsjournal.com/news/national/2009/07/27/102525.htm

http://www.jlconline.com/coastal-contractor/chinese-drywall-update-builders-burdened-by-repai.aspx#

IRS Chinese Drywall Deduction

http://articles.dailypress.com/2010-10-01/news/dp-nws-drywall-deduction-20101001_1_chinese-drywall-defective-drywall-drywall-releases-hydrogen-sulfide

http://www.irs.gov/irb/2010-42_IRB/ar11.html

If you suspect you have Chinese Drywall call your local home inspector for a home inspection and ask if they check for Chinese Drywall.  For health and breathing problems consult your physician.  I hope these links will provide you with the information you are seeking about Chinese Drywall.

Chinese Drywall (Part 1)

Chinese Drywall (Part 2)

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties.  Formerly in the building trades, Frank’s focus is a safe home and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.
First Choice Home Inspections
(386) 624-3893
Http://www.1homeinspector.com