Playground Inspections at Condo Sites

Do you have a playground structure that you are responsible for that has seen better times, is aging or has been neglected for quite some time?

If so then allow me to assist you by putting you on the correct path to confidence and responsible due diligence. Following are some of the crucial areas that may need attention

The protective surface needs to be tested on a regular basis to ensure that it meets the planned criteria to protect the children using the equipment as installed. It’s important that the limits of Head Injury Criteria (1000) and GMax (200) are not exceeded this can only be absolutely defined by surface testi ng to ASTM 1292 - 99. If designed for accessibility by users with disabilities requiring a wheelchair then surface testing with a Rotary Penetrometer should be performed. Inspection of the structure will ensure that none of the components are experiencing undue wear and that fasteners are secure and of the appropriate type maintenance by someone outside of the playground industry may be well intentioned but in contravention of the CSA standard. Frost heave can cause unplanned movement of the stairways and unsafe access ways.

Safety clearances between components must be adhered to without allowing obstacles to be introduced so initial installation is an issue and also construction activities since original installation.

To adhere to CSA Z614-07, also to show due diligence, then a documented inspection report identifying these and many other details should be compiled annually by a third party inspector. An option would be for a designated person, from within the organisation with adequate knowledge, to perform document and create a file of monthly inspections.  An insurance professional advises that many Condo Corps have a deductible of between $10k and $25K should a claim be registered, so surely having an annual expenditure of $400 for inspections can be very easily justified and possibly negate the likelihood of a tragic injury. The potential claim or even of having the insurance policy in jeopardy is a business concern also.

Did you know that something as simple as posting contact co-ordinates to allow reporting of issues requiring attention is one of the items most ignored by owner/operators?

Contact Doug White of At Home and Play Inspections for “Confidence In Your Future” at 519 239 9220 or athomeandplay@gmail.com for prompt professional service

Choosing Your Home Inspector

In todays "walmart" society great value is placed upon being 50 cents cheaper than the alternative and if this is washing liquid this may be prudent but if you are investing your future salary for the foreseeable future into a home valued at $250,000 or some other appropriate value is it best to save $50 or even $75 when evaluating its condition and potential for future problems? This amounts to 0.01% of the homes value, I would suggest this may not be the best decision process.

 

Evaluate your potential Home Inspector as to the value that they will provide towards your decision process in ways that can be easily determined: Following is What To Ask Your Home Inspector and What To Look For In A Home Inspector?

 

1.Are they a member of a Professional Association? To belong to an association they must adhere to a specific code of conduct, also perform the inspection to a specific set of standards and inspect a minimum list of items in the home. ALSO they should NOT be offering services to fix the problems that they find and making profit from their investigations.

2.What education do they posses that relates to the Home Inspection Field? If in an association they MUST pass a specific list of exams and/or have identifiable skills and also maintain upgrading of knowledge on an annual basis

3.How long will the inspection take to be completed? The minimum time an inspection should take is 2 1/2 hours. 30 mins for the report and 8 distinct systems in the home with approx 15 mins per system and then dependant upon home size and age the inspection may run over that time up to 6 hours..... ask your prospective inspector for a time for YOUR inspection

4.Does the inspector carry insurance to cover for damage caused in the home due to their errors or incase they miss a major issue?

5.Do they provide a written report (electronic or hard copy) at the end of the inspection or what is the delay until it will be available?

6.Is this the Full Time Occupation of the inspector or is it a part time home inspector money maker? A full time inspector will be available to you when you need them on your schedule

7.How many home inspections has the inspector performed in their career?

8.Ask for references from previous customers or better still check the website for posted references, there should be some!!!!!!

 

If the person you are discussing assisting you in the decision making process for the biggest purchase of your life does not give you the answers that make you feel warm and fuzzy then call AH & P at 519 239 9220 for your next home inspection and "Confidence In Your Future"

Carbon Monoxide - What is it?

CO is a colorless, odorless, tasteless gas

It is a by-product of incomplete combustion (unburned fuel such as gas, oil,wood, etc.)

Low concentrations of CO can go undetected and can contribute to ongoing, unidentified illnesses. At high concentrations, it can be deadly

Why is it Dangerous?
If there is CO in the air you breath, it will enter your blood system the same way oxygen does, through your lungs. The CO displaces the oxygen in your blood, depriving your body of oxygen. When the CO displaces enough oxygen, you suffocate.
What are the Symptoms?
Continued exposure or high concentrations –

• Confusion
• Severe headaches
• Cardiac problems
• Breathing difficulties
• Brain damage
• Dizziness
• Death

Long term exposure to low concentrations –

• Slight headaches
• Fatigue
• Shortness of breath with only moderate exertion
• Nausea
• Dizziness and confusion

Any Gas / Solid Fueled appliance can generate it ...... even a Gas Stove so ensure the Exhaust fan vents to the outside of the home

 

Why is it called "The Great Imitator"?

• Symptoms of CO poisoning are very similar to the flu
• Illness in your pets just preceding illness in a family member may suggest CO poisoning

Who is at Greater Risk?

• Senior citizens
• Unborn babies
• People with respiratory or coronary problems
• Infants
• Pregnant women
• Young children

Note: Vulnerable people who are exposed even to low levels of CO for long time periods may have similar health affects as those exposed to high concentrations of CO.
What can Produce CO in our Homes?
Anything that burns fuel or generates combustion gases including -

• Gas Stoves
• Fireplaces
• Automobiles
• Barbecues
• Furnaces
• Ranges
• Boilers
• Space heaters
• Water heaters

Solid fuels, such as wood, always produce carbon monoxide when they are burned. Gas and liquid fuels may produce no CO or very little.
What are the most common sources of Carbon Monoxide?

1. Automobile exhaust in attached garages.
   This is responsible for 60% of all CO alarms. People who warm their cars up in the garage are trapping CO inside the garage. The CO can find its way into the home.
   
   
   
2. Gas cooking appliances
   Reported to account for 20% of CO alarms. May be a result of a misused, poorly maintained, poorly installed, or unvented cooking appliance.
   
   
   3.1 Poor draft/venting for fuel burning appliances – This is one of the most common and serious causes for CO build up and has been reported to account for up to 19% of CO alarms. The products of combustion are not being safely expelled to the exterior. This could be due to venting problems, such as blocked chimney flues or inadequate venting for appliances or fireplaces. Other problems include poor installation and negative air pressure in the house, causing backdrafting, often due to exhaust fans.
   
   
   
   Other problems include:
   
   3.2 Poor combustion at furnace - Inadequate combustion air to the furnace can result in incomplete combustion. If the furnace has a cracked heat exchanger, it is possible to get CO into the circulating air. It is also imperative that we do not deprive our heating equipment and fuel burning appliances of air; especially in air-tight homes where running exhaust fans can result in a shortage of combustion air. Combustion air is essential for safe operation of furnaces, water heaters, and other fuel burning equipment.
   
   
   
   3.3 Leakage – A leak in a chimney or flue pipe.
   
   
   3.4 Ventilation – Barbecues or gasoline powered equipment operating in a attached garage, basement, or enclosed area.
   Are there more problems with carbon monoxide today than 30 years ago?
   
   Yes, due to -
   • More energy-efficient, air-tight homes
   • Less natural ventilation
   
   How can I guard against carbon monoxide poisoning?
   
   The first line of defense is to have your home heating systems, fuel burning appliances, flues and chimneys checked and/or cleaned annually.
   
   Inspection checklist:
   
   Specialists should check for:
   • Blocked openings to flues and chimneys
   • Cracked,rusted,or disconnected flue pipes
   • Dirty filters
   • Rusted or cracked heat exchangers
   • Soot or creosote build-up inside fireplaces and chimney flues
   • Exhaust or gas odors.
   • Attached garages require gas proofing and automatic closers for doors into the home
   • Adequate combustion air
   • Adequate venting on indoor combustion appliances (i.e-gas stoves)
   
   The second line of defense is a CO detector.

Carbon Monoxide Detectors

Background

• New technology
• Introduced in the early 1990’s
• Designed to warn homeowners when CO reaches dangerous levels within the home

How do they work?

• CO detectors sample the air at specific time intervals
• A microchip inside the detector stores the reading and keeps track of the level of CO that the detector is exposed to over time

Types of sensors:

Residential
• Biometric (Oldest type of sensor)
• Metal Oxide Semi-conductor
• Electrochemical (The best of the three types for a residential sensor)

Industrial
• Infrared – Highly advanced, very expensive. Not something you would find at Home Depot.

The detectors are supposed to sound an alarm when exposed to a set level of CO (measured in parts per million) over a specific time period. These levels or standards are set by UL (Underwriters Laboratories).

Old Standard (Units manufactured between October 1, 1995 and October 1, 1998) - First Generation CO detectors

Exposure	CO (ppm)	Time
To a low level for a prolonged period of time	15	Alarm after 30 days
To a low level of CO for an extended period of time	100	Alarm within 90 minutes
To a moderate level of CO for a shorter period of time	200	Alarm within 35 minutes
To a high level of CO for a short period of time	400	Alarm within 15 minutes

New Standard (Units manufactured after October 1, 1998)

Exposure	CO (ppm)	Time
To a low level for a prolonged period of time	30	Alarm after 30 days
To a low level of CO for an extended period of time	70	Alarm within 189 minutes
To a moderate level of CO for a shorter period of time	150	Alarm within 50 minutes
To a high level of CO for a short period of time	400	Alarm within 15 minutes

The UL Standard was revised and any detector manufactured after October 1, 1998 must conform to the new Standard.
Also included in the new Standard is:
• CO detector should ignore a CO level reading of 70 for at least 1 hour without alarming
• CO detector should ignore a CO level reading of 150 for at least 10 minutes without alarming
• Must only signal under alarm or trouble. No low-level warning signal is allowed
• Must have a SILENCE button to shut it off. Must re-alarm after 6 minutes if CO levels persist
• Must meet the specificity test referencing non-alarm status at specific concentrations of certain gases and vapors
To put levels into perspective:

CO Level (ppm)	Health Effect
0	Desirable level
9	Maximum outdoor air quality level as per EPA
50	Maximum concentration for a continuous exposure in an 8-hour time period (OSHA standard)
400	Headaches in 1 to 2 hours, life threatening after 3 hours
800	Nausea and convulsions, death within 2 hours
1600	Nausea within 20 minutes, death within 1 hour
12,800	Death within 1 to 3 minutes

Note: These studies are generally done on young, healthy people. These symptoms can change drastically depending on age, sex, weight, habits (e.g.smoking), and most importantly, your health.
The Controversy

• Reliability of the detectors
The Issue
• CO detectors are supposed to alarm at certain levels as indicated in the tables above
• Recent testing suggests that many of these devices are not nearly as reliable as they should be
• CBC has provided television coverage that focused on false alarms and the reliability of CO detectors

Example
• In 1994, Chicago was the first major city to make these detectors mandatory in the living space
• In the last three months of 1994, the Chicago Fire Department responded to 8,600 CO alarms
• In almost every case there was no dangerous level of CO found during follow-up investigations
Result
• Laboratory testing was done
• Up to 1/3 of the alarms tested, failed to alarm
Reasons
1. Technology
• Technology for residential CO detectors is very primitive
• Industrial detectors have a different set of standards and more sophisticated technology. As a result, they are very expensive
• Different detectors have large variances on the levels at which they are supposed to alarm. The sensor technology used in home alarms is not designed to measure and display low level, short term concentrations of CO. Substantial differences exist in the sensitivity of different sensors at low levels. As a result, they may go off too soon or not soon enough.
2. Humidity
• Standards require these devices to be tested at a humidity of 50%
• Testing revealed that many devices failed to respond when humidity levels were low even though they are supposed to work within a large humidity range. See your CO detectors manual.
• In Canada, humidity levels can fall well below 50% (in fact the humidity should not be higher than 40%) during the cold season when furnaces and other fuel burning appliances are in full operation
3. Effect of Other Gases and Vapors
• Other gases such as Carbon Dioxide can also trigger a CO alarm. The UL 2034 Standard requires that CO alarms do not alarm when certain concentrations of other gases and vapors exist in the vicinity of a CO detector. The level for Carbon Dioxide in the old standard was low, which may have contributed to many false alarms with first generation CO detectors.
Conclusions

• CO detectors are designed to protect the average healthy human from death or serious injury under the current standards; however –
• People who are more susceptible cannot depend on these devices for total protection. In this case, more sensitive CO detecting equipment should be used.
• Several groups are working with UL to improve the standards. October 99 revisions have already been drafted.
• There is room for improvement by imposing stricter standards as well as technological development.
• It is critical that people understand the dangers of CO and that the people who investigate it are properly trained and are using CO testing equipment properly.
Where to install a CO detector?

• One or more CO detectors in accordance with the manufacturer’s recommendations. Usually one per floor.
• Maintain and test regularly as instructed by the manufacturer.
Things to look for when buying a CO detector?

1) Type of sensor (electrochemical)
2) Certification-UL 2034
3) Conforms to new standard
4) IAS 6-96 is a supplementary standard to the UL 2034 which includes reliability testing. This standard may not be visible on the box.
5) Other considerations include digital display, sensor life, power source, and warranty.
How does all of this relate to your home inspection?
A home inspection may reveal a potential Carbon Monoxide source.
Common deficiencies found during inspections include:

• Venting deficiencies
• Damaged or rusted flue pipes
• Dirty or blocked chimney flues
• Cracked heat exchangers
• Gas proofing deficiencies
• Inadequate combustion air
• Poorly installed equipment

Limitations –
• Visual Inspection
• Equipment available
There are other ways to test CO levels in a home. These tests go beyond the scope of a standard home inspection

Gas/Propane Fireplace Recall

Product Recall (Gas/Propane Fireplaces) (Aug 2013) : TSSA Recall:This recall involves natural gas or propane Lennox and Superior brand fireplaces with the following model and serial numbers:

Lennox model numbers include: ELDV,  LDV,  MLBV-40,  MLDVT,  MPB,  MPD,  MPDP,  RHAP54,  SYM
Superior model numbers include: SDV,  SLDVT,  SLBV

Serial numbers have 10 digits starting with:
6412D4,  6412E4, 6412F4,  6412G4,  6412H4,  6412D7,  6412E7,  6412F7,  6412G7,  6412H7

The model, serial number and the Lennox or Superior brand names are printed on the rating plate located in the control box area of the fireplace.
Hazard identified:
Defective fireplace gas connectors can leak, posing a fire hazard.

Lennox Hearth Products has received eight reports, three of which were in Canada, of gas connectors leaking in fireplaces. No injuries have been reported.
Health Canada has not received any reports of incidents or injuries related to the use of these fireplaces in Canada.
Approximately 1,800 of the recalled fireplaces were sold at fireplace stores and by HVAC retailers and installers in Canada.

The recalled fireplaces were sold from April 2012 through December 2012.

Pre Listing Inspection - A new marketing tool

Home Inspections can come in many types and styles. Most common are Pre Purchase (Buyer), approx. 85% of all homes are sold with this as part of the conditions of sale. But they can also be; Construction (New Home or Renovation), WETT Wood Burning Appliance, Septic System, Solar Panel  or Pre Listing (Seller) the latter is becoming more and more popular as sellers are increasingly more educated in the values that can be provided. The benefit of a Pre Listing inspection is to give knowledge to the seller of a home, assist in establishing a Fair price for the home or creating a Punch list of issues that could be addressed to prepare the home better for sale, or to establish the price of repairs and be better aware. Then when that offer arrives and possibly an aggressive buyer that wants to find ways to reduce the purchase price you would find yourself in a better position to negotiate, rather than the reactionary response of a desperately needed quick answer and / or repair, possibly for the wrong price, is then removed from the equation. In a congested market this can also differentiate you from your competitors for that much needed Offer. Our inspectors would make themselves available to discuss the inspection report should you wish to share it with the prospective home owner or visit to accompany the parties on a secondary tour of the home. AH & P can provide any of the needed inspections, scheduled to suit your timing and with a fully written and explained report so you have the information to provide you with "Confidence In Your Future"

Roofing Contractors - The Least price isnt always the Best price

Ask if the contractor’s laborers are covered by a WSIB certificate. Employees that are not covered by this kind of insurance could sue you in the event of an accident. In this situation or if you are using "Volunteer" labour for you own project you can be considered the "Contractor" and liable for WSIB costs

You should also ask about other types of insurance. What happens if someone accidentally breaks a window? Obviously, the roofing contractors should be responsible for any kind of damage that they do.

Experience is always important for anyone completing a home improvement project. But, it is particularly important when it comes to your roof. Leaks can damage the interior of your home. Shingles can fly off during storms if they are not installed properly. Find out how much experience the contractor has and ask for references.

All of the work should be guaranteed for a reasonable period of time. The guarantee should be in writing and you should receive a copy once the work is completed. Any warrantee that accompanies the materials should be provided as well.

Professional roofing contractors are more than willing to provide written estimates. They will have a good idea of how long it will take to complete the work and what the total cost will be.

There should be an understanding about what happens in the event of cost overruns. There might be some things that are not visible during the inspection and estimation process. So, a job could cost more than was estimated. But, the estimate should be very close to the final cost.

You should have a choice about the quality of the materials that are used to replace or repair your roof. Some roofing contractors cut corners by using cheap materials or reusing existing components in order to put more profits in their pockets.

It’s not a bad idea to get estimates from three or four different contractors. All of the estimates should be relatively close in price.

Be suspicious of any bid that is much lower or higher than the others. The bid could be inaccurate or the contractor might be using inferior materials.

Smoke Detectors

Did you know there are 2 types of technology used in smoke detectors. Most common is Ionisation, approx. 90% of ones in use, but some experts suggest that Photoelectric is more effective , reacting in 50% less time in the same fire. As you would guess the Photoelectric is more expensive and less likely to be carried in the hardware store. There are units using both technologies available also.

 

Either way install one in your home, preferably hard wired and also consider installing one in the garage, many fires originate there. Check for the age of any installed in your home, inside will likely be the date of manufacture or the date that the manufacturer recommends replacement on a sticker, the exterior casing becoming discoloured to a yellowish colour also indicates its extended age also. When they become teenagers they become just as unreliable as the ones that live in your spare room or basement so replace yours and consider which technology you trust most. Current code requires the installation of a Carbon Monoxide detector also so please consider this upgrade, their usable lifetime is less being around 10 years.

http://www.nbcnews.com/video/nightly-news/49279732#49279732