Tom Camp Inspection Services, LLC

From the perspective of 28 years in construction management (superintendent),  job site safety  was always foremost on my mind.  When an accident occurs on a job site it can be very costly in many ways.  First to the injured party who must suffer through the healing process, it also cost the project time due to possible re-staffing, time taken in investigating the accident and the insurance rates sometimes will go up.  In my Home Inspections I am not looking for things like household chemicals or plants, I concentrate on electrical issues or fall type hazards.  Just as a project superintendent would have a safety plan, so home owners should also have a plan in case of accidents of any kind.  Remember the faster you can respond to an accident the better for the victim (your loved one).

Buying a home is the first step, you have most likely had it inspected for structural and electrical problems hopefully by a Certified Inspector.  Don’t stop there, as you move into your new home keep in mind the safety of your family.  If you have small children consider cabinet latches and keep the poisonous plants out of reach. 

As I was considering  my own home safety, I was astonished at the number household items considered to be poisonous either by ingestion or inhalation.  Items we use sometimes daily but don’t stop to read the labels.  Safety does not stop with household chemicals, it also includes electrical, trip hazards and even house plants.  To my surprise I found the following list of indoor plants to be poisonous.

***English Ivy, Aloe Vera, (Burn plant), Poinsettia, Hydrangea, Jerusalem Cherry,
 Amaryllis, Azalea, Flamingo lily, Angels' wings, Chrysanthemums, Mums,
Kaffir Lily, Croton, Cyclamen, Angel's Trumpet, Dumb cane, Crown-of-thorns, 
Devil's Backbone,Ceriman, Swiss-cheese plant, Heart leaf philodendron, Philodendron***    The following link has more information on the individual plants and what parts are poisonous.     http://www.blankees.com/house/plants/poisonous.htm

Items in the kitchen considered poisonous: glass cleaner, antibacterial cleaner, dishwashing detergent, all-purpose cleaner, insect sprays, oven cleaner, and ant or roach baits.

Items in the bathroom considered poisonous: medicines, toilet cleaners, antibacterial cleaners, air fresheners, drain cleaners, mold and mildew remover.

Items in the garage considered poisonous: motor oil, windshield washer fluid, gasoline, paints, auto batteries, antifreeze, pesticides.

For a poison emergency in the U.S. call 1-800-222-1222
To Learn More About Chemicals Around Your House:
http://www.epa.gov/kidshometour/kitchen.htm#view
 

Tips on Poisoning
Don’t force to vomit immediately. Call poison control. Tell them what substance and how much was swallowed.
Take the bottle or package to the phone when you call. Directions on the container may not be up to date. Always follow the instructions given by the poison control center. Do not give the patient fluids or cause to vomit if unconscious or in convulsions. Call for emergency help.

Tips for MINOR BURNS
 Immediately cool the burn area by putting it under cool running water or in a sink filled with cool water for at least five minutes or until the pain subsides. Never apply butter, grease or ointment. Don’t open blisters or remove dead skin. Cover with gauze. If blisters break, apply a clean dressing. If the burn is on the face, covers an area bigger than your hand or if it blisters, call the doctor or emergency number.

Tips for Cuts
MINOR – Wash wound area with soap and water, not alcohol; cover with a sterile gauze bandage.
MAJOR – If blood appears to be gushing or spurting, follow these instructions and call for help. Take a clean
cloth or towel and press hard on the cut for 10 minutes. Do not remove pressure to see if it’s working. If possible, raise the cut above the level of the chest. After 10 minutes, if the bleeding has stopped, cover the cut with a bandage. If the bleeding hasn’t stopped, try pressing harder for five more minutes and seek medical help.

Make sure you have the following posted near your phone in case of an emergency.

    Inspections Done Right
 

Polybutylene piping was a low-cost piping formed of plastic resin. It is commonly gray, white, blue, black and ivory  in color and is flexible as the photos show. Poly piping was used as a substitute for copper piping in both underground water mains and interior plumbing.  One of the easiest ways to identify this pipe is to locate the “PB” lettering on the printed label.  Because of the ease of installing poly piping, it was used in the construction of millions of homes throughout the U.S. between 1978 and 1995.  Not all polybutylene piping systems use polybutylene fittings; some use copper. Therefore, if you see copper fittings on a pipe, it does not mean that you do not have poly piping.  The following photos have been taken in my Home Inspections and are of Polybutylene piping.

It was discovered that as poly pipe ages and reacts with the oxidants in normal tapwater, it becomes brittle, sometimes scaling or flaking. This results in a fracturing of the interior surface of the pipe, which allows for more deterioration. Eventually the pipe will begin to leak, causing damage throughout a home. Poly pipe with plastic fittings or with metal fittings will eventually incur damage; poly piping is not a reliable piping under any circumstances. If a pipe has been leaking for some time without the knowledge of a homeowner, severe structural damage or Mold growth can result, making repairs extremely difficult.

Polybutylene piping was the subject of much attention because of the settlement of a multi-million dollar lawsuit.  Manufacturers of PB pipe have never admitted that it’s defective, but they have agreed to fund the class-action settlement.  Polybutylene pipe is no longer be manufactured and is no longer be available .   For more information visit The Polybutylene Pipe Settlement Fund     http://www.pbpipe.com/.      The Cox v. Shell settlement was one of the largest consumer settlements in United States history.

The only way to eliminate the possibility of problems that can come from deteriorating polybutylene piping is to replace the pipe itself.  Fortunately, this procedure is relatively inexpensive and can usually be performed by a certified plumber or  re-pipe specialist.
 

A reputable plumbing company can install water supply piping professionally, but can they do the whole job for a fair price and at the least inconvenience to me?   A few general plumbing companies will do the whole job by subcontracting the drywall and paint, but a re-pipe specialist is your best. They have the personnel to give you a quality job, and they will do it more efficiently, with less damage and inconvenience, and most importantly, for less cost.
 

In general, real estate agents tell us that homes with polybutylene piping sell for less and take longer to sell. Generally, a home inspector flags the problem, and the pipes are replaced before closing.  But we do not know how many prospective buyers simply ignore homes with poly because they recognize it as a potential problem from the start.
 

So if you discover your home has Polybutylene piping have it replaced, the possibility of a leak or rupture occurring will only increase with time.

Probably 30% of the homes I inspect have at least one bathroom that has carpet. 

Some of the advantages of a Carpeted bathroom are as follows.

• Carpet provides a non slip surface when exiting the shower or tub
• Carpet is warmer to your feet  in the winter
• Carpet is less expensive and quicker to install than Ceramic Tile
• Carpet has a warmer look to the bathroom.

Some of the disadvantages of Carpet in bathrooms

• Carpet and padding can act as a sponge and hold water
• Carpet can be more difficult to clean when soiled
• Carpet can hold urine and be undetected
• carpet can hold moisture from exiting the shower or tub
• Wet carpet can be a hiding place for mold

When left to grow mold can create structural damage, because mold can deteriorate a wood sub-floor or drywall and cause structural damage which can lead to costly repairs.  Carpet has a tendency to hold or foster bacteria which is one reason it is against code to carpet a commercial bathroom.

Precautions you should take if you have carpet in your bathrooms 

• Check often for moisture
• Make sure you have proper ventilation
• Make sure toilet is not leaking
• Carpet in bathrooms should be cleaned on a regular basis

The photo  is of a bathroom that was tiled but moisture  invaded the ceramic tile and went unchecked mold growth occurred and lead to costly repairs.

    Inspections Done Right

   www.tomcampinspectionservices.com

Living in Colorado Springs has some challenges when going about the annual duty of winterizing your home.  The following tips you will find helpful especially for this environment, some of these tips come from personal and sometimes expensive experiences.

Colorado Springs is a GREAT place to live and the winters are not as brutal as the North Eastern states, in fact we can have days in the 60's in the middle of winter.  With that in mind please read carefully the tips I propose, they are laced with problems I have seen in my Home Inspections.

DOORS and WINDOWS

Check the weather striping on your doors and windows, bad gaskets or weather striping can let in cold air and also moisture.  On the exterior of doors and windows check the caulking around the trim and especially the tops.  In winter snow can set on top of the trim for extended periods of time, if the caulking is deteriorated moisture can be introduced into walls or deteriorate trim and siding.

ROOF GUTTERS

Clean your roof gutters and down spouts of leaves and debris, clogged gutters can cause ice dams to form along roof edges and force moisture under roof shingles or behind facia and other trim.  This can lead to moisture inside the attic space or deteriorate trim which can be costly to repair.  Make sure down spouts drain roof water away from foundation and the ground itself is draining away from foundations, unlike the photo below.

SPRINKLER SYSTEM

You should drain or blow out your irrigation system (especially if it is PVC) after the growing season and hard frosts start to occur.  The bad part of frozen and broken pipes don't appear until spring when you re-energize your system.  Poly piping is more flexible and forgiving but still should be blown out.  If you don't have an air compressor and the knowledge call a professional, it can be cheaper in the long run.

YARD MAINTENANCE

Yard maintenance in Colorado Springs in winter can be challenging, the winter temperatures can vary from blizzard to spring conditions within a week.  In dryer winters you should water lawns and young trees a few times, or when spring arrives you find a lot of dead grass or trees.  With that in mind, when you do water make sure to disconnect your hoses from the hose bibs after use.  Hoses left connected can cause hose bibs to freeze and rupture, when thawing occurs and you hear water running inside your walls you will remember, I should have disconnected that hose. 
Flower beds close to your house should be cleaned, lots of dead leaves is a great food source for mold which can lead to mold spores which can invade your home. 

FIREPLACE

Fireplace chimneys should be cleaned every year to prevent build-up and chimney fires.  Make sure your damper is working freely, after you start a fire and the room fills with smoke is not the time to remember your damper.  Make sure your spark arrester is in good condition and vent cap is attached well.  Spark arresters are important especially in areas such as Colorado Springs due to the dead and often times dry foliage  in the winter time.  Brush fires are fairly common in winter in Colorado Springs and the surrounding area.

FURNACE

Furnaces should also undergo an annual cleaning by a professional, this can prolong the life of a furnace and makes the furnace more cost effective to run.
  Keep your furnace filter cleaned and make sure you have plenty on hand, they are inexpensive and can save money on your utility bills.  Make sure your venting is well attached to your furnace and water heater.  If blizzards occur check to make sure your roof vent is clear to prevent carbon monoxide from building up inside your house.  If you have an old thermostat consider changing to a programable thermostat  the wiring is usually lo-voltage and color coded the same as your old thermostat and easy to install.

CARBON MONOXIDE & SMOKE DETECTORS

One issue i come across a lot during my home inspections which can be a show stopper when selling your house is the absence of Carbon Monoxide detectors.  Change the batteries in detectors and if you don't have Carbon monoxide detectors consider replacing your old smoke detectors with the new combination smoke and carbon monoxide detector.  Many deaths have been attributed to Carbon Monoxide.  The new detectors are about $45.00, what is a life worth?