At an older home inspection in Friday Harbor on San Juan Island, the home was advertised with “updated wiring.” Unfortunately, when I got into the crawl space and attic areas, I noted numerous unprofessional wire splices like that pictured here which are signs of handyman wiring practices and a definite safety issue. I recommend further evaluation and repair by a qualified electrician.
Anti-scald valves, also known as tempering valves and mixing valves, mix cold water in with outgoing hot water so that the hot water that leaves a fixture is not hot enough to scald a person.
Facts and Figures
- Scalds account for 20% of all burns.
- More than 2,000 American children are scalded each year, mostly in the bathroom and kitchen.
- Scalding and other types of burns require costly and expensive hospital stays, often involving skin grafts and plastic surgery.
- Scalding may lead to additional injuries, such as falls and heart attacks, especially among the elderly.
- Water that is 160º F can cause scalding in 0.5 seconds.
Unwanted temperature fluctuations are an annoyance and a safety hazard. When a toilet is flushed, for instance, cold water flows into the toilet’s tank and lowers the pressure in the cold-water pipes. If someone is taking a shower, they will suddenly feel the water become hotter as less cold water is available to the shower valve. By the same principle, the shower water will become colder when someone in the house uses the hot-water faucet. This condition is exacerbated by plumbing that’s clogged, narrow, or installed in showers equipped with low-flow or multiple showerheads. A sudden burst of hot water can cause serious burns, particularly in young children, who have thinner skin than adults. Also, a startling thermal shock – hot or cold – may cause a person to fall in the shower as he or she scrambles on the slippery surface to adjust the water temperature. The elderly and physically challenged are at particular risk.
Anti-scald valves mitigate this danger by maintaining water temperature at a safe level, even as pressures fluctuate in water supply lines. They look similar to ordinary shower and tub valves and are equipped with a special diaphragm or piston mechanism that immediately balances the pressure of the hot- and cold-water inputs, limiting one or the other to keep the temperature within a range of several degrees. As a side effect, the use of an anti-scald valve increases the amount of available hot water, as it is drawn more slowly from the water heater. Inspectors and homeowners may want to check with the authority having jurisdiction (AHJ) to see if these safety measures are required in new construction in their area.
Installation of anti-scald valves is typically simple and inexpensive. Most models are installed in the hot-water line and require a cold-water feed. They also require a swing check valve on the cold-water feed line to prevent hot water from entering the cold-water system. They may be installed at the water heater to safeguard the plumbing for the whole building, or only at specific fixtures.
The actual temperature of the water that comes out of the fixture may be somewhat different than the target temperature set on the anti-scald valve. Such irregularities may be due to long, uninsulated plumbing lines or defects in the valve itself. Users may fine-tune the valve with a rotating mechanism that will allow the water to become hotter or colder, depending on which way it’s turned. Homeowners may contact an InterNACHI inspector or a qualified plumber if they have further questions or concerns.
In summary, anti-scald valves are used to reduce water temperature fluctuations that may otherwise inconvenience or harm unsuspecting building occupants.
by Nick Gromicko, InterNACHI
It’s important to secure loose exterior light and electrical fixtures to prevent water intrusion and mechanical damage to underlying wiring. This was discovered at a recent home inspection in Friday Harbor on San Juan Island where there were three (3) loose exterior light fixtures and four (4) very loose, dangling, exterior outlets which needed securing. Some of the underlying wiring was beginning to corrode from water intrusion.
Keep your family safe with these fireplace safety tips. Build the right size fire, and baby proof the fireplace. Heed safety concerns when cleaning a fireplace and chimney. Learn about fireplace inspection and proper disposal of fireplace ashes. Not sure if you need a chimney sweep to come out to your house? Or, concerned about getting your home dirty? And, what is the difference between having your chimney inspected and having it swept? Chimney Safety Institute of America offers two short online tutorials that walk you through the basics on chimney sweeping and inspections
January is a good time to inspect furniture, cabinets and vanities for loose knobs, pulls and hinges. Tighten or repair as necessary.
Tighten screws on drawers, doors, and furniture.
Lubricate squeaky door hinges with lightweight machine oil.
Free sticky doors by trimming edges or shimming hinges with thin pieces of cardboard.
Check the house and make a list of minor household repairs needed.
Make a list of broken electrical face plates, missing pulls or knobs, locks that need lubrication, and spots that need caulking around sinks and tubs. Go to the home improvement store and buy everything you need to make all of your repairs at once.
Dangling, loose exterior outlets were discovered at a recent home inspection on Orcas Island in the San Juan Islands. When new siding is installed on a home, sometimes over existing (original) siding, it’s important to properly re-secure exterior outlets and fixtures to the (thicker) new siding and perimeter envelope. Securing loose electrical fixtures and appliances is important for safety reasons because (1) it’s important to keep rain out of electrical connections and (2) as wires move back and forth with use, because they’re not secured, they can become mechanically damaged and wiring connections can be compromised.
Concrete driveways definitely crack, which is a common occurrence with concrete driveways that lack control joints. When the cracks are pronounced or displaced (e.g., settlement occurs), they can become a tripping hazard for unwary passersby. Grinding unevenness produced by settling concrete slabs and/or mud-jacking are two ways to deal with this issue. If the cracks and settlement are pronounced, driveways are typically formed and re-poured.
Winter holidays are a time for families and friends to get together. But that also means a greater risk for fire. Following a few simple tips will ensure a happy and fire-safe holiday season.
Holiday decoration fires are most likely to happen in the living room, family room or den. Almost half of all home decoration fires are started by candles. Half of holiday decoration fires happen because decorations are placed too close to a heat source. Blow out lit candles when you leave the room or go to bed. Turn off all light strings and decorations before leaving home or going to bed. See more of the National Fire Protections Association’s suggestions for winter holiday decorating and entertaining safety.
Carbon monoxide (CO) is a colorless, odorless, poisonous gas that forms from incomplete combustion of fuels, such as natural or liquefied petroleum gas, oil, wood or coal.
Facts and Figures
- 480 U.S. residents died between 2001 and 2003 from non-fire-related carbon-monoxide poisoning.
- Most CO exposures occur during the winter months, especially in December (including 56 deaths, and 2,157 non-fatal exposures), and in January (including 69 deaths and 2,511 non-fatal exposures). The peak time of day for CO exposure is between 6 and 10 p.m.
- Many experts believe that CO poisoning statistics understate the problem. Because the symptoms of CO poisoning mimic a range of common health ailments, it is likely that a large number of mild to mid-level exposures are never identified, diagnosed, or accounted for in any way in carbon monoxide statistics.
- Out of all reported non-fire carbon-monoxide incidents, 89% or almost nine out of 10 of them take place in a home.
(read full article here)
Old, active knob-and-tube electrical wiring was discovered in this attic that had been unprofessionally spliced with modern electrical wiring and was in direct contact with framing elements in the attic, clear safety issues. My client was under the impression that all wiring in this home had been updated; truth be told, it simply was not. I recommended further evaluation and repair by a qualified electrician. If you have knob-and-tube wiring, consider upgrading to modern wiring. At a minimum, don’t splice into it and keep it clear and free from contacting anything as it can overheat. Do not insulate attics or crawl spaces that have knob-and-tube wiring. This was discovered at a recent home inspection in Oak Harbor on Whidbey Island.