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Home Inspector San Diego – The San Diego Real Estate Inspection Company

Archive for the ‘Health and Safety’ Category

Your Toilet Should Last 50 Years and Other Interesting Facts

Sunday, May 13th, 2012

Everything in your house will require replacement. Here is a guide to the life expectancy of many of the components of the typical U.S. house. Please keep in mind that these are general industry standards, and family size and location can dramatically affect the expected life of an item. For example, furnaces last much longer in San Diego than they do in Chicago, and a family of 6 will need a clothes washer replaced sooner than a family of 2.

Home Inspectors will report the age of certain items such as water heaters and furnaces, but they do not itemize each component. It is up to the buyer to realize the age of appliances, and budget accordingly for replacement. If you are buying a house built in 1980, and the appliances look original, you will likely be faced with replacing them soon.

Life Expectancy of Household Components
Appliances	Life in years
Compactors	10
Dishwashers	10
Dryers	14
Disposal	10
Freezers, compact	12
Freezers, standard	16
Microwave ovens	11
Electric ranges	17
Gas ranges	19
Gas ovens	14
Refrigerators, compact	14
Refrigerators, standard	17
Washers, automatic and compact	13
Exhaust fans	20
Source: Appliance Statistical Review, April 1990
Bathrooms	Life in years
Cast iron bathtubs	50
Fiberglass bathtub and showers	10-15
Shower doors, average quality	25
Toilets	50
Sources: Neil Kelly Designers, Thompson House of Kitchens and Bath
Cabinetry	Life in years
Kitchen cabinets	15-20
Medicine cabinets and bath vanities	20
Sources: Kitchen Cabinet Manufacturers Association, Neil Kelly Designers
Closet systems	Life in years
Closet shelves	Lifetime
Countertops	Life in years
Laminate	10-15
Ceramic tile, high-grade installation	Lifetime
Wood/butcher block	20+
Granite	20+
Sources: AFPAssociates of Western Plastics, Ceramic Tile Institute of America
Doors	Life in years
Screen	25-50
Interior, hollow core	Less than 30
Interior, solid core	30-lifetime
Exterior, protected overhang	80-100
Exterior, unprotected and exposed	25-30
Folding	30-lifetime
Garage doors	20-50
Garage door opener	10
Sources: Wayne Dalton Corporation, National Wood Window and Door Association, Raynor Garage Doors
Electrical	Life in years
Copper wiring, copper plated, copper clad aluminum, and bare copper	100+
Armored cable (BX)	Lifetime
Conduit	Lifetime
Source: Jesse Aronstein, Engineering Consultant
Finishes used for waterproofing	Life in years
Paint, plaster, and stucco	3-5
Sealer, silicone, and waxes	1-5
Source: Brick Institute of America Floors
Floors	Life in years
Oak or pine	Lifetime
Slate flagstone	Lifetime
Vinyl sheet or tile	20-30
Terrazzo	Lifetime
Carpeting (depends on installation, amount of traffic, and quality of carpet)	11
Marble (depends on installation, thickness of marble, and amount of traffic)	Lifetime+
Sources: Carpet and Rug Institute, Congoleum Corporation, Hardwood Plywood Manufacturers Association, Marble Institute, National Terrazzo and Mosaic Association, National Wood Flooring Association, Resilient Floor Covering Institute
Footings and foundation	Life in years
Poured footings and foundations	200
Concrete block	100
Cement	50
Waterproofing, bituminous coating	10
Termite proofing (may have shorter life in damp climates)	5
Source: WR Grace and Company
Heating, ventilation and air conditioning (HVAC)	Life in years
Central air conditioning unit (newer units should last longer)	15
Window unit	10
Air conditioner compressor	15
Humidifier	8
Electric water heater	14
Gas water heater (depends on type of water heater lining and quality of water)	11-13
Forced air furnaces, heat pump	15
Rooftop air conditioners	15
Boilers, hot water or steam (depends on quality of water)	30
Furnaces, gas- or oil-fired	18
Unit heaters, gas or electric	13
Radiant heaters, electric	10
Radiant heaters, hot water or steam	25
Baseboard systems	20
Diffusers, grilles, and registers	27
Induction and fan coil units	20
Dampers	20
Centrifugal fans	25
Axial fans	20
Ventilating roof-mounted fans	20
DX, water, and steam coils	20
Electric coils	15
Heat Exchangers, shell-and-tube	24
Molded insulation	20
Pumps, sump and well	10
Burners	21
Sources: Air Conditioning and Refrigeration Institute, Air Conditioning, Heating, and Refrigeration News, Air Movement and Control Association, American Gas Association, American Society of Gas Engineers, American Society of Heating, Refrigeration and Air-Conditioning Engineers, Inc., Safe Aire Incorporated
Home security appliances	Life in years
Intrusion systems	14
Smoke detectors	12
Smoke/fire/intrusion systems	10
Insulation	Life in years
For foundations, roofs, ceilings, walls, and floors	Lifetime
Sources: Insulation Contractors Association of America, North American Insulation Manufacturers Association
Landscaping	Life in years
Wooden decks	15
Brick and concrete patios	24
Tennis courts	10
Concrete walks	24
Gravel walks	4
Asphalt driveways	10
Swimming pools	18
Sprinkler systems	12
Fences	12
Sources: Associated Landscape Contractors of America, Irrigation Association
Masonry	Life in years
Chimney, fireplace, and brick veneer	Lifetime
Brick and stone walls	100+
Stucco	Lifetime
Sources: Brick Institute of America, Architectural Components, National Association of Brick Distributors, National Stone Association
Millwork	Life in years
Stairs, trim	50-100
Disappearing stairs	30-40
Paints and stains	Life in years
Exterior paint on wood, brick, and aluminum	7-10
Interior wall paint (depends on the acrylic content)	5-10
Interior trim and door paint	5-10
Wallpaper	7
Sources: Finnaren and Haley, Glidden Company, The Wall Paper
Plumbing	Life in years
Waste piping, cast iron	75-100
Sinks, enamel steel	5-10
Sinks, enamel cast iron	25-30
Sinks, china	25-30
Faucets, low quality	13-15
Faucets, high quality	15-20
Sources: American Concrete Pipe Association, Cast Iron Soil and Pipe Institute, Neil Kelly Designers, Thompson House of Kitchens and Baths
Roofing	Life in years
Asphalt and wood shingles and shakes	15-30
Tile (depends on quality of tile and climate)	50
Slate (depends on grade)	50-100
Sheet metal (depends on gauge of metal and quality of fastening and application)	20-50+
Built-up roofing, asphalt	12-25
Built-up roofing, coal and tar	12-30
Asphalt composition shingle	15-30
Asphalt overlag	25-35
Source: National Roofing Contractors Association
Rough structure	Life in years
Basement floor systems	Lifetime
Framing, exterior and interior walls	Lifetime
Source: NAHB Research Foundation
Shutters	Life in years
Wood, interior	Lifetime
Wood, exterior (depends on weather conditions)	4-5
Vinyl plastic, exterior	7-8
Aluminum, interior	35-50
Aluminum, exterior	3-5
Sources: A.C. Shutters, Inc., Alcoa Building Products, American Heritage Shutters
Siding	Life in years
Gutters and downspouts	30
Siding, wood (depends on maintenance)	10-100
Siding, steel	50-Lifetime
Siding, aluminum	20-50
Siding, vinyl	50
Sources: Alcoa Building Products, Alside, Inc., Vinyl Siding Institute
Walls and window treatments	Life in years
Drywall and plaster	30-70
Ceramic tile, high grade installation	Lifetime
Sources: Association of Wall and Ceiling Industries International, Ceramic Tile Institute of America
Windows	Life in years
Window glazing	20
Wood casement	20-50
Aluminum and vinyl casement	20-30
Screen	25-50
Sources: Best Built Products, Optimum Window Manufacturing, Safety Glazing Certification Council, Screen Manufacturers Association

Compiled from information published by the U.S. Department of Housing and Urban Development.

Tags: appliances, replacing water heater
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Hazards of the Consolidated Industries H-Series Horizontal Furnace

Thursday, February 16th, 2012

By Michael Whedon, Licensed, Certified, Private Fire Investigator

During the mid and late 1980′s there was a tremendous building boom throughout the State of California. Thousands of new housing developments appeared seemingly overnight and every new home required one or more furnace units depending on the Typical installation of Consolidated Furnace amount of square footage and whether the home was one or two stories. In an effort to keep their construction costs as low as possible, builders installed horizontal furnaces within the attic space of many of these homes. The horizontal furnace is one that is relatively low in cost and is easy to install because the majority of the duct system is exposed within the attic space.

One of the horizontal furnaces used in many of the new homes was a furnace manufactured by Consolidated Industries. This furnace was designated as the H-Series atmospheric furnace and was sold under the “Premier” label by Consolidated Industries. Many other companies purchased these furnaces from Consolidated and sold them under their own labels. The term “atmospheric” refers to furnaces that are naturally draft vented.

In 1979 Consolidated Industries had been faced with a business decision. The tooling for their current line of furnaces was wearing out and

they needed to decide whether to retool for the existing furnace line or create a new model. The decision was made to design and build a new model. Between 1979 and 1983 the H-Series atmospheric furnace was designed and tested. The H-Series furnace began general manufacturing in 1983 and continued until 1991. The changes in the H-Series from the previous horizontal furnaces included new burner assemblies, new heat exchanger design and a different blower position. There were three different designations for the atmospheric H-Series furnaces. The first model was the HAC. The letter H indicates the furnace is a horizontal model; A indicates it is the first in the model series; C indicates the heat exchanger is formed from cold rolled steel. The HAC series furnaces were manufactured between 1983 and 1985.

In 1985, as a result of some changes in ANSI standards for furnaces, the HCC and HCA series were born. The letter designations for these furnaces were H indicating horizontal; C for the second in the model series (there was no B model in the atmospheric line); C indicating cold rolled steel. The HCA series designation was H for horizontal; C for second in the series; A indicates an aluminized steel heat exchanger. It appears that the HCA furnaces were only manufactured during 1985 and 1986 The HCC model continued to be manufactured until 1991. Consolidated Industries stopped manufacturing the H-Series atmospheric furnaces in late 1991 because they no longer met the Federal efficiency standards. Although sales of the furnaces continued for some time due to inventories on hand at various distributors, manufacturing formally ceased in 1991. Between 1983 and 1991 Consolidated reportedly manufactured somewhere between 750,000 and 1.2 million of these furnaces which were distributed nationwide.

In 1994, North Carolina, Texas and California began to report an unusually large number of failures of the H-Series furnaces. Heating and air-conditioning contractors began seeing large scale failures of the burner assembles and heat exchangers in housing developments using the H-Series furnaces. Due to the large number of these units that were sold, various investigations were initiated in an attempt to learn the cause of the failures. It was the position of Consolidated Industries that the failures were the result of improper installation and/or improper maintenance of the furnaces.

During the same time period, fire investigators began to see an increase in fires occurring in homes equipped with the Consolidated H-Series furnaces. These Consolidated furnaces had been installed in attic spaces on plywood decks or set perpendicular across wooden ceiling joists. The initial theorization was that although the furnaces were rated for installation on combustible surfaces, heat was passing from the burner compartment through the bottom panel of the furnace and igniting the wood decking or joists below. The official fire cause was listed as “pyrolysis” which is simply the decomposition of a fuel due to heat. Not realizing the commonality of the furnaces involved in the problem, some fire department and building department in a joint effort began requiring that all horizontal furnaces installed in attics be placed on non-combustible flooring.

Extensive examination of the furnaces involved in these fires along with furnaces in other houses within the same tracts where fires were occurring revealed that the burner assemblies and the heat exchangers in the furnaces had all failed in a similar manner. It was readily apparent there was a deeper problem than simply pyrolysis which was the cause of the increasing number of furnace failures and fires.

Combustion air intake port at bottom

The burner assemblies or trays within the H-Series furnace contain the individual burner tubes, the gas manifold, orifices, pilot assembly and the combination gas valve. The individual burner tubes are made of formed, .030-inch thick aluminized steel. Depending on the size of the furnace there can be between two and five burner tubes. The individual burner tubes are square, 29-inches in length and each contains two rows of 33 gas ports positioned lengthwise along the top edges of each of the tubes. The individual gas port openings measure 9/16 by 3/32 inch. When a furnace is operating properly, there is a flame above each individual port opening that measures between 3/4 and 1-inch in height. Combustion gases are vented out of the furnace and discharged into the atmosphere.

In 1984, due to air quality requirements in the State of California, Consolidated made a change in the furnaces being sold within California. The change was the addition of 1/8-inch stainless steel rods located on the burner tubes above the gas port openings. The addition of the rods was to

Damaged NOx rod equipped burner assembly

absorb heat from the burner flame which effectively reduced the temperature of the burner flame thereby reducing the nitrate emissions from the combustion process. During the combustion process the nitrate mixes with the oxygen present in the air to form nitrous oxide. The purpose of the rods was to lower the amounts of nitrous oxide emissions during furnace operation to meet the California air quality standards. The rods came to be known as “NOX” rods. Although the furnaces with NOX rods were designed for sale within the State of California, some of these furnaces found their way into other areas of the country. Additionally, not all areas of California required furnaces equipped with NOX rods. The San Diego, Ventura and San Luis Obispo areas are three areas within the state where H-Series furnaces without NOX rods are regularly encountered.

It was determined through observation and testing that small cracks were forming in the metal webs between the gas port openings in the individual burner tubes. After the cracks

Close up view of cracks in the web between burner port openings resulting in the enlargement of the port openings

formed, continued use of the furnace caused the cracks to grow. This resulted in the eventual splitting of the metal between the individual ports which enlarged the port openings to many times their original size. In some burner assemblies examined, holes measuring three to four inches in length and 3/4-inch in width were found. It follows that the larger the hole, the more gas/air can pass through the opening and burn above the burner tube. The normally small, controlled gas flames are replaced by large, irregular shaped flames. Depending on the degree of the failure in the burner assembly, the resulting flames can reach nine or more inches in height. These irregular flames impinge directly on the bottom of the heat exchanger cells which are normally offset and two to 2-1/2 inches above the burner assembly.

During the fabrication process, the burner tubes are formed from flat pieces of steel. The port openings are punched into the metal and then the metal is bent to form the tube assembly. Part of the failure problem was due to internal stresses in the metal caused by the bending in the fabrication process. The problem was further exacerbated by the continuous expansion and contraction of the metal due to heating and cooling caused by operation of the furnace.

The heat exchangers are made of 18 gauge steel machine welded together to form cells or tubes. The purpose of the heat exchanger is to warm the air passing through the furnace before it is discharged into the duct system for distribution into the living space of the

Major failure of heat exchanger

house. The metal from which the heat exchanger is formed did not have the ability to withstand the direct impingement of the burner flames. Additionally, weld seams at the bottom of the heat exchanger tubes were also being subjected to the direct flame impingement. The welds were of relatively poor quality and would fail quickly when exposed to the direct flame contact. Lateral cracks would begin to form in the weld seams and horizontal cracks would also begin to appear in the walls of the heat exchanger cells. Under continued use, these cracks widen and eventually the metal fails causing holes to form in the bottom of the heat exchanger cells. The holes continue to grow larger in size each time the furnace is used.

Two life threatening conditions are occurring within these damaged furnaces. First, combustion gases, including carbon monoxide (CO), which is an odorless, colorless and highly toxic gas, which normally is harmlessly vented to the exterior of the residence, are now drawn upward through the cracks and holes in the heat exchanger to mix with the heated air that is being circulated into the living space of the residence. The carbon monoxide gas being discharged into the living spaces is breathed in by the occupants during normal respiration. The amount of gas entering the residence depends on the extent of the internal damage within the furnace.

The hemoglobin in the blood system of human beings and animals has a greater affinity for absorbing carbon monoxide than for absorbing oxygen. As a result, during normal respiration, the body will absorb carbon monoxide much more readily than oxygen. This results in increased levels of CO within the body which is known as carbon monoxide poisoning. Symptoms of carbon monoxide poisoning are headaches, nausea and a general lethargic feeling. If the carbon monoxide is present insufficient quantities, death can occur.

The second life threatening condition is the fire hazard. Whenever the blower within the furnace begins to operate, circulation air is pushed through the furnace at a high pressure. This air is drawn from inside the residence into the furnace (return air) and passes through the furnace picking up heat from the heat exchanger. The heated air is then discharged (circulation air) into the living spaces of the house through the duct system. In a properly operating furnace, the circulation air never enters the burner chamber of the furnace and the combustion gases never enter the circulation air system. In a furnace with a failed heat exchanger, a portion of the high pressure air passes through the cracks and holes into the burner chamber and portions of the combustion air pass into the interior of the heat exchanger and mix with the circulation air.

During the operation of a damaged furnace, if sufficient amounts of circulation air enters the combustion chamber, through holes in the heat exchanger, the burner flames can be pushed down against the bottom panel of the furnace housing as well as out the sides of the furnace through the combustion air intake openings. The combustion air intake openings are located along the sides of the furnace just above the bottom edge. This movement of flames and hot combustion gases out of the furnace is called “flame roll out.”

Because the H-Series furnaces are approved for installation on combustible materials, when unusual heating of the bottom panel occurs, the heat passes through the metal housing of the furnace into the combustible flooring below. When conditions of flame roll out occur, the flames and hot gases that are venting out through the combustion air intake openings are directed downward by the combustion intake covers and will immediately come into contact with the combustible wood platform. When sufficient heating of the wood occurs, a fire begins. Because most attic spaces are not equipped with heat or smoke detectors, fires in attic spaces can burn for extended periods of time before they are discovered. If the fire occurs during the night time hours, when the occupants of the home are asleep, tragedy can easily occur.

It has been reported that some heating and air-conditioning contractors have offered to place a piece of sheet metal beneath the furnace as a method to make the furnace safe. Any contractor offering that fix shows an absolute lack of understanding of the principles of heat transfer. Heat passes quickly through metal by conduction. If there is sufficient heat to pass through the bottom of the furnace housing to the plywood, there will be sufficient heat to pass through any additional layer of sheet metal. It may take a few minutes longer, but the heat will pass through to the combustible wood below.

The speed at which a failure in these furnaces will occur is dependent entirely on the BTU rating and the amount the furnace is used. Furnaces that have higher BTU ratings produce greater quantities of heat and will fail faster than smaller rated furnaces. Furnaces that are infrequently used, even large Btu models, will last much longer than furnaces that are used on a regular basis. Larger BTU furnaces that are used on a daily basis have been found to fail in as little as four years. Furnaces that are seldom used, regardless of their size, show little signs of damage after as much as fifteen years.

Horizontal furnaces are difficult to thoroughly inspect without complete disassembly. If a visual inspection reveals damage to the burner assembly, there will almost always be some heat exchanger damage as well. The greater the damage to the burner, the greater the corresponding damage to the heat exchanger. If the burner tubes have failed and the heat exchanger is cracked or has holes in it, the furnace is a safety hazard.

If you have a horizontal furnace in your personal residence manufactured by Consolidated Industries, I strongly suggest you consider replacing the furnace. If it has not already failed, it will fail. It is simply a question of when. An inspection of the furnace will only reveal very obvious damage. Microscopic cracks in the heat exchanger, especially in the weld seams, are very difficult to see. Small cracks will expand in size when the furnace becomes hot. The furnace may look fine today, and crack the very next time it is used. If your furnace shows any signs of internal damage, do not use it, even for a few minutes. Replace it immediately. Replacing the burner assembly and/or the heat exchanger does not solve the problem. It merely gives you new parts in a furnace that will fail again, perhaps with catastrophic results.

To determine whether a furnace is one of the involved atmospheric H-Series, look on the control side of the furnace for the AGA furnace rating plate. This is a plasticized paper tag which has certain technical information about the furnace as well as the furnace’s model number and serial number. (See photo below.) The rating plate may be located on the combustion air intake cover or it may be mounted on the fan door panel. It will always be on the side where the controls are located. The first two or three letters of the model number are used in recognizing the series, modifications, and heat exchanger steel code. The attached list of manufacturers’ and model numbers covers furnaces with the Consolidated “Premier” label as well as furnaces sold to other companies and marketed under their labels. If the manufacturer and model number of your furnace appears on the list, you have one of the potentially hazardous models.

To determine when your furnace was manufactured, check the serial number on the rating plate. The first two digits of the serial number indicate the year of manufacture and the second two digits indicate the month. For example, a serial number that begins with the first four letters numbers of “8706″ indicates the furnace was manufactured in June of 1987. The involved H-Series furnaces were manufactured between 1983 and 1991.

Sample Data Plate of Affected Furnace

IMPORTANT UPDATE

I have recently learned that some contractors and some insurance carriers have been incorrectly stating that only furnaces with an X in the model number are the ones that are in danger of failing. This information is not correct. The X in the model number simply means the furnace is equipped with NOX rods to cut down emissions of nitrous oxides. The problems discussed in this article are present in all H-series furnaces, whether they are equipped with NOX rods or not. The absence of NOX rods does not make the furnace safer. The same failures and thus the same hazards occur, at the same frequency rate, in furnaces that are not equipped with the NOX rods.

Lately there has also been some discussion regarding recommendations to remove the NOX rods from smaller furnaces (40-50,000 Btu rated) as a way of making the furnace safe for continued operation if no cracking has already occurred. Removing the NOX rods will not make the furnace safe. This is at best a stop gap measure that will slightly reduce

Damaged burner assembly NOT equipped with NOx rods

internal heat on the burner tubes but does not correct the basic design and fabrication defects. The burner tubes will fail over time whether they are equipped with the NOX rods or not. While NOX rods may slightly accelerate the problem in some instances, they are not the root cause of the problems and their presence or absence makes no difference in the eventual failure of the furnace.

(Updated February 2003, by Michael Whedon)

About the author:

Michael Whedon has been a fire investigator in the State of California for more than 23 years. He is a former law enforcement arson-bomb investigator and currently is a State-licensed private investigator. He owns and operates a company that specializes in the investigation of fires and explosions. He is a recognized expert in fires involving gas-fired appliances. He has done extensive inspection and testing of H-series furnaces manufactured by Consolidated Industries and has been involved in several successful product liability litigations against that company and other vendors of the H-Series furnaces. For additional information on horizontal furnaces, Mr. Whedon can be contacted at (909) 352-2780 or by e-mail at mwi@pacbell.net.

Tags: consolidated, premiere, recall furnace
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Blackouts Are Unavoidable

Saturday, January 28th, 2012

Its not a matter of if, but when…

Power outages don’t have to be inconvenient. You don’t have to lose all the food in your refrigerator or freezer. You don’t have to miss your favorite TV shows. And you don’t have to burn candles – if you don’t want to. There are alternatives.

In our latest video, home inspectors from The San Diego Real Estate Inspection Company explore different options for providing power in the event of a power outage. The first part of our video discusses the pros and cons of portable generators and stand-by generators.

Portable Generators

Portable generators are small enough to move around. Some are not much bigger than a toaster oven. But to power several large appliances, pool pump, a well, lights, or even your air conditioner, you’ll need a bigger generator. The larger portables are typically mounted on wheels. With portable generators you will still need to physically run extension cords from whatever you want to power to the generator. Here are some pros and cons of portable generators.

Portable Generator Pros

Affordable. Portable generators range from $400 – $1,500 or more depending on capacity.
Portable. Small units can be carried. Larger units typically have wheels.
Easy to use. Just start, and plug something in.

Portable Generators Cons

Limited power. Small units can only power a few items.
Require gasoline. You need to store gas which can go bad after 6 months.
Manual operation. You have to be home to use it.
Requires extension cords. You’ll need to move your refrigerator and forget about running your AC.

Click here if you don’t see the video

Stand-by Generators

A more permanent and automated solution is to install a “stand-by generator”. These generators are permanently installed and automatically provide power in the event of a black out. Stand-by generators automatically detect the loss of power and turn on. Since they are permanently wired to the electrical system of your house, they can provide electricity to every item in your house – even your air conditioner or pool pump.

While some people think that an extended power outage is unlikely, all you have to do is look at the recent events in San Diego. In some cases the power was out for nearly a week. During the Cedar fire in 2003 the electricity was not restored for weeks in some cases. New procedures for SDG&E will allow them to turn power off if there is another fire or if Santa Ana winds become too strong. If you have a stand-by generator, you won’t have to worry about losing food, having your pool turn green, or simply being comfortable in your own home.

Another great benefit of a stand-by generator is that they are fueled by natural gas or propane. They are permanently plumbed to your gas supply. This means that you don’t have to store gasoline, and the generator can run for days or longer without refueling. While these systems are more expensive, it can be worth the cost in convenience. And if you run a business from your home, or have medical equipment that requires electricity, these generators can be a life saver.

Stand-by Generator Pros

Automatic. You don’t even have to be home. It will start automatically.
Capacity. Can provide enough electricity to power the entire house.
No extension cords. You don’t have to move your refrigerator. It works as it normally does.
Unlimited fuel. You don’t have to store gasoline. It is fueled by your natural gas or propane supply.

Stand-by Generators Cons

Not portable. These units are large and cannot be moved.
Installation. You need a licensed electrician to install these and they require permits.
Cost. The convenience comes at a higher price. It may cost $5,000 – $15,000 or more depending on the capacity and cost of electrician.

Article written by Philippe Heller, President of The San Diego Real Estate Inspection Co. located in San Diego California. For more information, please visit www.sdinspections.com

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Why Don’t We Test for Radon in San Diego?

Saturday, January 7th, 2012

Radon is a colorless, odorless, and tasteless gas that is present in varying amounts in the ground and in water. Radon is produced by the natural radioactive decay of uranium deposits in the earth. Prolonged exposure to radon in high concentrations can cause cancer. The EPA has set guidelines for radon levels in residential buildings.

The EPA recommends that mitigation measures be undertaken in residential buildings when radon concentrations are 4 picocuries per liter (4 pCi/L) of air and above. The radon concentration in a house varies with time and is affected by the uranium – radium content in the soil, the geological formation beneath the house, the construction of the house, rain, snow, barometric pressure, wind, and pressure variations caused by the periodic operation of exhaust fans, heating systems, fireplaces, attic fans, and range fans. Radon concentrations are variable and may be high in one house and low in an adjacent house. To determine if a house has a radon problem, it must be tested.

The EPA has mapped out Radon and divided to country into Zones. The map for California can be found by clicking HERE. San Diego is in a Zone with low amounts of Radon Gas. San Diego is in Zone 3 with predicted indoor Radon levels of less than 2 pCi/L which is less than the level at which the EPA considers it a hazard.

Therefore most home inspectors do not offer Radon testing in San Diego. According to the EPA, the test results would almost certainly come back negative. Inspectors would have to carry additional E&O insurance, which simply would not make financial sense. There are some home inspectors who will test for Radon.

Test: A long-term test is the most accurate method of determining the average annual radon concentration. However, because time is usually limited, there is a three- to seven-day test that uses a charcoal canister. It is available from most home do-it-your- self stores or through radon testing service companies.

Tags: Radon
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Disasters Happen

Saturday, September 3rd, 2011

Your Best Defense is Proper Planning

As fire season closes in on us, now is a good time to review or create your family’s disaster plan. If you are prepared, your family can avoid much of the heartache that affects some families when faced with turmoil.

When we perform your inspection, your safety is our biggest concern. The primary goal of our inspections is to ensure that your house is safe. We inspect the safety features in the house such as fire walls, smoke detectors, and the safetyfeatures built into the furnace among others. The safety features in your house are instrumental in protecting your family from fires that could start from a faulty item.

But there are some events that we cannot predict such as wild fires, earthquakes or worse. These are events which have happened in San Diego, and will happen again. When you move into a new home, it is a perfect time to establish a disaster plan. We strongly recommend that you set up a plan so that you are prepared in the event of an emergency.

The County of San Diego Office of Emergency Services has created a wonderful FREE disaster plan which we recommend. You can get your own free copy by clicking on the picture at right, or by visiting the San Diego County website.

We include a link to this book with every report. Your safety is our biggest concern. If you have any questions about what is important when selecting a home inspector, please feel free to contact us. The San Diego Real Estate Inspection Co. Is a multi-inspector firm that has performed thousands of inspections since our founding in 2004.

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