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Archive for February, 2009

CSST – Corrugated Stainless Steel Tubing

Saturday, February 28th, 2009

Corrugated Stainless Steel Tubing (CSST) has been used since 1989. It replaces the traditional iron pipes for plumbing natural and liquid petroleum (LPG) gas throughout the house. CSST is flexible, easier to install due to fewer connections, and cheaper for the builder to install saving the house buyer money.

As with many new products, several unintended consequences have appeared which must be taken into consideration. These include the high likelihood of damage from lightening, or damage from nails. Since the walls of CSST are easily penetrated, gas leaks can happen more easily. Many contractors install CSST too close to the roof sheathing, which exposes the CSST to damage when the roofing material is installed or replaced.

Home inspectors need to carefully inspect this plumbing system for proper grounding and protection from damage. The image below shows a roof nail that nearly punctured the CSST.

CSST is under investigation and its installation has already been halted in Massachusettes.

Tags: CSST, gas lines
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When and Where are GFCI Receptacles Required?

Wednesday, February 25th, 2009

Saying that disagreements can arise over a home inspection is an under-statement. One item that can cause frustration is the Ground Fault Circuit Interruptor, or GFCI. A GFCI is typically a receptacle with small buttons on it that usually say “Test” and “Reset”. It can also be built into a circuit breaker that is installed in an electric panel.

Home inspectors test the operation of GFCI’s as part of their evaluation. They may also recommend the installation of GFCI receptacles near plumbing fixtures. But they weren’t always required. So how can you resolve disagreements about the presence or absence of GFCI receptacles? Let’s first talk about safety, then the requirements.

What is a ground fault circuit interruptor (GFCI) anyway?

A “ground-fault” is an unintentional flow of electricity between a source of electrical current and a grounded surface. Without protection, electrical shock can occur if a person comes into contact with an energized part. For example, if a person is holding a damaged electrical cord from a hair dryer and touches a plumbing fixture, they could be electrocuted. They would certainly get a painful shock. 

A GFCI receptacle constantly monitors an electrical circuit. If it detects even a slight flow of electricity to a grounded item, it immediately shuts off the flow of electricity. This protects people from electrocution. It is particularly important to protect people where they could come in contact with exposed grounded items such as plumbing fixtures.

How is a GFCI different from a regular circuit breaker or fuse? 

If too much electricity flows through a wire, it will get hot. Sometimes it can get hot enough to start a fire inside the walls of a house. Traditional circuit breakers protect your house from fires by shutting off the flow of electricity to a wire when there is too much demand for electricity. This can happen when too may items are plugged into a circuit. That’s why a power strip can be dangerous if there are too many electric items plugged into it.  Circuit breakers do not protect people from electrocution. Their purpose is to protect you from a fire.

When and where are GFCI receptacles required?

GFCI receptacles were required in houses starting in 1971. Originally they were only required at the exterior of the house and by swimming pool equipment. Over the years, GFCI receptacles have been required in more locations such as garages, bathrooms, kitchens, etc. The following table applies to most municipalities, but some local codes may be different. Please check with your local building department.

GFCI location Chart

In an older home there may be no requirement for GFCI’s to be installed. The seller is not required to upgrade the receptacles unless the electrical system has been modified. So if the kitchen in a 1950’s house has been remodeled, and receptacles have been added or moved, they must be upgraded to GFCI receptacles if they are within 6 feet of a plumbing fixture. This applies to bathrooms too. So when your home inspector suggests upgrading certain receptacles to GFCI receptacles, please know that he has your safety in mind. The seller may not have to upgrade the receptacles, but you should do it for your family’s safety. 

Note: The refrigerator receptacle should not be a GFCI receptacle.

Tags: gfci, home inspection
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Buying a House Built in the 1950’s or 1960’s

Monday, February 16th, 2009

All homes are not the same. Just like a vehicle, technologies evolve over time. The construction methods and safety items are continuously improving.  Older homes may have components that are, well, old.

If you are buying a house that was built more than 40 or 50 years ago, there are some things you must consider so that you are not disapointed once you move in. Your home inspector should identify certain components of the house even if they are functioning properly. They may be old, consist of old technology, or may not be sufficient for today’s modern families. These components include electric service panels, ungrounded circuits, furnaces, insulation, windows, etc. 

Old Fuse Box

Older electric panels can be under-sized. An electric panel that provides less than 100 AMP’s may not provide enough electricity for your family. In the 1950’s a house may have had one TV – if they were affluent. In the kitchen, countertop appliances consisted of a percoulator and maybe an electric can opener. That’s it! Today it is common for a house to have multiple large TV’s, AV systems, microwave ovens, large refrigerators, multiple computers, ceiling fans, hair dryers, hot tubs, etc. These items use a lot of power. If the electric system of the house has not been upgraded, it may not be grounded (and not as safe!) and may not be able to accommodate your electrical demand. You may need to budget for an upgrade of the electrical system.

Older furnaces have several problems. Due to the moderate climate in San Diego, we often see original furnaces in old house. They may still be functional, but these old units are inefficient, noisy, and a fire hazard. They lack many of the safety features that are now built into furnaces such as over-heat protection, and panel cover shut off switches. Old furnaces use much more gas because they still have a pilot light instead of electronic ignition. Furnaces are expected to last 20 years.

Old heating systems may also include components that contain asbestos. Determining the presence of asbestos is beyond the scope of a home inspection. But your home inspector should have the knowledge to identify components that may contain asbestos. Replacing ducting that contains asbestos can incur added costs.

Cast iron drain

Another system that may be near the end of its useful life is the plumbing system. Older homes were plumbed with galvanized steel pipes which do rust over time. And old cast iron drain lines have a life expectancy of 40 – 50 years. Often these pipes may look OK, but a video scan is recommended. The cast iron drain lines rust from the inside. Upgrading the drainage system can be costly. A video scan is highly recommended in addition to a home inspection, as home inspectors do not perform video scans of the drain lines.

Older homes in San Diego may also be lacking any insulation, and older windows are not as thermally efficient as modern windows. Many incentives and tax credits exist to upgrade the components of your house.

Be sure to ask your home inspector to report on the age and condition of these items as they can be very expensive to replace. To learn more about what should be included in a thorough inspection, please visit www.sdinspections.com

Tags: old houses
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