I was doing an inspection yesterday and I came across a situation that really made me aware once again of the hidden catastrophe in many homes. Clogged up clothes dryer vents. This is very important. Either clean them out yourself with a brush and a shop vac or hire someone to do it for you.
This blockage can cause damage from an overheated dryer that will require repair, all the way to a fire that can cause loss of property and life.
I know it isn't the most pleasant of jobs and it is a pain in the rear to pull out the dryer and inspect the ducting but,it can literally save your life. Please get it done!
Sunday, November 7, 2010
Monday, October 25, 2010
Electric Panel disaster in the making?
Well I just would like all of you to go to your basements or wherever your main electrical panel is located and take a look at it. If you see the name Federal Pacific Stab-loc, call an electrician ASAP. These panels are in the opinion of many professionals that I know are unsafe and need to be replaced. They have a tendency to not trip when they are supposed to causing the circuits to overheat and potentially cause a fire. many of these panel are located in closets and locations were there is an extreme chance of ignition.
Please see the article that I have copied from a friend in the Dallas Texas area. Warning it is not only in Texas where these panel are located, I have seen many in the past few months.
Experts say electrical panels in Dallas-area homes may be a fire waiting to happen
10:57 AM CDT on Saturday, August 21, 2010
By CHRISTINA ROSALES / The Dallas Morning News
crosales@dallasnews.com
Karen and Floyd Clardy remember hearing a giant pop from the garage. The lights in their Lake Highlands home went out, and suddenly there were flames.
LOUIS DeLUCA/DMN
Lake Highlands homeowner Todd Holmes says he's replacing his home's Federal Pacific Stab-Lok panel "to be on the safe side."
View larger Photography Photo store
They watched as fire spread from the garage to the attic and two rooms in the house, causing $160,000 worth of structural damage.
"The breaker box was shooting flames, and there were sparks," Karen Clardy said.
Dallas Fire-Rescue determined that the fire in March started in the electrical panel in the garage. The Clardys' home was equipped with a Federal Pacific Stab-Lok, a type of circuit breaker in thousands of North Texas homes that is now widely thought by engineers, electricians and house inspectors to be defective – and dangerous.
Experts first began saying in 1980 that a high percentage of the circuit breakers failed to trip. After testing the devices for about two years, the Consumer Product Safety Commission said the government lacked sufficient data to warrant a recall. No warning was ever issued.
But in recent years, engineers studying them independently have found that the circuit breakers can overload and cause fires. Many have been replaced in the decades since they were manufactured, but one expert estimates they are still used in 20 million homes nationwide.
"They're everywhere," said Bob Charvoz, chief home inspector for the American Association of Professional Inspectors in Plano.
"If your house was built during the '60s, '70s or '80s, it probably has one of these breakers. About 90 percent of houses we see from that time have them."
New York engineer Jesse Aronstein said he has been writing to the Consumer Product Safety Commission for six years, urging that a clear warning be issued.
Aronstein met with the commission most recently in February, saying that fires could be prevented if the commission would update its 1983 statement. The commission now says it is working on a way to make its stance clearer, spokesman Scott Wolfson said.
"If homeowners have been experiencing these incidents, we want them to report them to our agency," Wolfson said. But he added, "We need to recognize that there was no final conclusion."
Federal Pacific is no longer in business.
Used by Fox & Jacobs
Although the suspect breakers were used in homes constructed by many builders, Fox & Jacobs installed them exclusively in the Southwest up until the mid- to late 1960s, according to a spokeswoman from Pulte Homes, which now owns the company. Fox & Jacobs homes accounted for about 80 percent of homes built in the Dallas-Fort Worth area during most of the 1970s.
No one can say how many house fires can be traced back to faults the experts see in the boxes, although fire departments and insurance inspectors say they regularly see fires start there, or start elsewhere in a home because a circuit breaker fails to do its job.
Several engineering experts who have tested the boxes under laboratory conditions have found them to be defective. Potential problems with the Federal Pacific circuit breakers are such that many Texas home inspectors regularly advise home buyers to remove them before a purchase.
But not always. The Clardys' house, built in 1978, had two previous owners. After the fire, they were surprised to learn the history of the type of circuit breaker that was in their house.
"We had no idea we had a problem" Floyd Clardy said. "No one ever said, 'Replace the breaker box. This is dangerous.' "
"If they had, we would have done it in a flash," his wife said.
Many found in closets
The suspect Stab-Lok circuit breakers were manufactured beginning in 1960 and used through the 1980s by Federal Pacific Electric. Most – but not all – were installed in closets.
The standards set for breakers can be compared to those for automobile brakes.
Brakes should be able to stop a car within a set distance; Circuit breakers should interrupt the electrical current when circuits become overloaded and overheated. This can prevent hazards such as overheating and shocks and at worst a fire.
Aronstein said his two decades of testing showed that more than 25 percent of Federal Pacific circuit breakers are defective in lab settings. The rate could be higher in non-lab settings, engineers say.
Denton engineer Mark Goodson's consulting firm investigates fires for insurance companies, including the company that insured the Clardys.
"I think they're dangerous," Goodson said. "They don't timely trip. I've seen fires caused by these breakers. I've seen wires overheat where a Federal Pacific breaker did not trip. If left unchecked the wires can combust and spread to cardboard, paper, clothing."
For more than 100 years, standards for circuit breakers has been unofficially set by Underwriters Laboratories, a nonprofit groups that tests appliances and sets standards used by the federal Consumer Product Safety Commission.
UL electrical engineer John Drengenberg said companies can sell products that don't have the UL mark, but building inspectors will not pass a new home if something like a circuit breaker doesn't bear the seal.
The Federal Pacific circuit breakers carried the UL seal, but there have long been questions about whether some or all were properly certified.
A Federal Pacific engineer who resigned in 1978 later wrote the company president with his claim that internal testing found certain breakers defective.
"We found that they would only perform for approximately 1,200 operations of 3,000 required by Underwriters," he wrote, according to documents that were part of several lawsuits related to the faulty breakers. "At this point, the contacts would become badly burned and excessive temperatures would occur."
The engineer, J.F. Meacham, cited several other cases where circuit breakers were "cheated" through the Underwriters Laboratories approval process, and he alleged that UL inspectors were paid to "turn their heads," the document says.
The engineer wrote that the cheating would hurt the company, but no mention was made of possible safety consequences.
"I think you know me well enough to know that I could not turn my back or take part in what I have described in this letter, so I left," he wrote.
Drengenberg said UL couldn't comment on the 32-year-old allegations because records do not extend that far back.
Call for notification
If an inspector has heard of the potential hazards of a Federal Pacific circuit breaker, it's through experience, Charvoz said, not through the federal government.
"There's a good chance that things will fail later," even if they've worked properly for decades, said Charvoz. "There are electricians out there who say, 'Don't change them, it's OK.' That's something that needs to be changed."
Dallas electricians and home inspectors almost always flag Federal Pacific breakers during inspections because they might be dangerous, home inspector Rudy Ringel said.
Whether people decide to replace the breakers is an issue for the home buyer and seller to determine; it's not mandatory.
Todd Holmes, a father of two, was remodeling his bathroom when the contractor redoing his electrical system suggested he replace his Federal Pacific electrical box, including the breaker.
"It's going to be $2,000 or so, but we're getting it changed to be on the safe side," Holmes said. "It's the smartest thing to do."
IS YOUR CIRCUIT BREAKER A FEDERAL PACIFIC STAB-LOK?
How can you tell if your home has a Federal Pacific Stab-Lok circuit breaker?
The faulty breakers would be inside a box in a wall of your home, probably in a closet or in the garage. Inside the panel door would be a label that says "Federal Pacific" or the letters "FPE." The flaws in the breaker are not visually apparent.
What should you do about it?
Experts say any Federal Pacific Stab-Lok breaker should be replaced. Breakers that have a white dot on the handle were manufactured after a redesign by Federal Pacific. Testing shows they are statistically less likely to fail, but experts still recommend replacement.
How much will this cost?
About $2,000. Replacement should be made only by a qualified electrician.
SOURCE: Dallas Morning News research
Please see the article that I have copied from a friend in the Dallas Texas area. Warning it is not only in Texas where these panel are located, I have seen many in the past few months.
Experts say electrical panels in Dallas-area homes may be a fire waiting to happen
10:57 AM CDT on Saturday, August 21, 2010
By CHRISTINA ROSALES / The Dallas Morning News
crosales@dallasnews.com
Karen and Floyd Clardy remember hearing a giant pop from the garage. The lights in their Lake Highlands home went out, and suddenly there were flames.
LOUIS DeLUCA/DMN
Lake Highlands homeowner Todd Holmes says he's replacing his home's Federal Pacific Stab-Lok panel "to be on the safe side."
View larger Photography Photo store
They watched as fire spread from the garage to the attic and two rooms in the house, causing $160,000 worth of structural damage.
"The breaker box was shooting flames, and there were sparks," Karen Clardy said.
Dallas Fire-Rescue determined that the fire in March started in the electrical panel in the garage. The Clardys' home was equipped with a Federal Pacific Stab-Lok, a type of circuit breaker in thousands of North Texas homes that is now widely thought by engineers, electricians and house inspectors to be defective – and dangerous.
Experts first began saying in 1980 that a high percentage of the circuit breakers failed to trip. After testing the devices for about two years, the Consumer Product Safety Commission said the government lacked sufficient data to warrant a recall. No warning was ever issued.
But in recent years, engineers studying them independently have found that the circuit breakers can overload and cause fires. Many have been replaced in the decades since they were manufactured, but one expert estimates they are still used in 20 million homes nationwide.
"They're everywhere," said Bob Charvoz, chief home inspector for the American Association of Professional Inspectors in Plano.
"If your house was built during the '60s, '70s or '80s, it probably has one of these breakers. About 90 percent of houses we see from that time have them."
New York engineer Jesse Aronstein said he has been writing to the Consumer Product Safety Commission for six years, urging that a clear warning be issued.
Aronstein met with the commission most recently in February, saying that fires could be prevented if the commission would update its 1983 statement. The commission now says it is working on a way to make its stance clearer, spokesman Scott Wolfson said.
"If homeowners have been experiencing these incidents, we want them to report them to our agency," Wolfson said. But he added, "We need to recognize that there was no final conclusion."
Federal Pacific is no longer in business.
Used by Fox & Jacobs
Although the suspect breakers were used in homes constructed by many builders, Fox & Jacobs installed them exclusively in the Southwest up until the mid- to late 1960s, according to a spokeswoman from Pulte Homes, which now owns the company. Fox & Jacobs homes accounted for about 80 percent of homes built in the Dallas-Fort Worth area during most of the 1970s.
No one can say how many house fires can be traced back to faults the experts see in the boxes, although fire departments and insurance inspectors say they regularly see fires start there, or start elsewhere in a home because a circuit breaker fails to do its job.
Several engineering experts who have tested the boxes under laboratory conditions have found them to be defective. Potential problems with the Federal Pacific circuit breakers are such that many Texas home inspectors regularly advise home buyers to remove them before a purchase.
But not always. The Clardys' house, built in 1978, had two previous owners. After the fire, they were surprised to learn the history of the type of circuit breaker that was in their house.
"We had no idea we had a problem" Floyd Clardy said. "No one ever said, 'Replace the breaker box. This is dangerous.' "
"If they had, we would have done it in a flash," his wife said.
Many found in closets
The suspect Stab-Lok circuit breakers were manufactured beginning in 1960 and used through the 1980s by Federal Pacific Electric. Most – but not all – were installed in closets.
The standards set for breakers can be compared to those for automobile brakes.
Brakes should be able to stop a car within a set distance; Circuit breakers should interrupt the electrical current when circuits become overloaded and overheated. This can prevent hazards such as overheating and shocks and at worst a fire.
Aronstein said his two decades of testing showed that more than 25 percent of Federal Pacific circuit breakers are defective in lab settings. The rate could be higher in non-lab settings, engineers say.
Denton engineer Mark Goodson's consulting firm investigates fires for insurance companies, including the company that insured the Clardys.
"I think they're dangerous," Goodson said. "They don't timely trip. I've seen fires caused by these breakers. I've seen wires overheat where a Federal Pacific breaker did not trip. If left unchecked the wires can combust and spread to cardboard, paper, clothing."
For more than 100 years, standards for circuit breakers has been unofficially set by Underwriters Laboratories, a nonprofit groups that tests appliances and sets standards used by the federal Consumer Product Safety Commission.
UL electrical engineer John Drengenberg said companies can sell products that don't have the UL mark, but building inspectors will not pass a new home if something like a circuit breaker doesn't bear the seal.
The Federal Pacific circuit breakers carried the UL seal, but there have long been questions about whether some or all were properly certified.
A Federal Pacific engineer who resigned in 1978 later wrote the company president with his claim that internal testing found certain breakers defective.
"We found that they would only perform for approximately 1,200 operations of 3,000 required by Underwriters," he wrote, according to documents that were part of several lawsuits related to the faulty breakers. "At this point, the contacts would become badly burned and excessive temperatures would occur."
The engineer, J.F. Meacham, cited several other cases where circuit breakers were "cheated" through the Underwriters Laboratories approval process, and he alleged that UL inspectors were paid to "turn their heads," the document says.
The engineer wrote that the cheating would hurt the company, but no mention was made of possible safety consequences.
"I think you know me well enough to know that I could not turn my back or take part in what I have described in this letter, so I left," he wrote.
Drengenberg said UL couldn't comment on the 32-year-old allegations because records do not extend that far back.
Call for notification
If an inspector has heard of the potential hazards of a Federal Pacific circuit breaker, it's through experience, Charvoz said, not through the federal government.
"There's a good chance that things will fail later," even if they've worked properly for decades, said Charvoz. "There are electricians out there who say, 'Don't change them, it's OK.' That's something that needs to be changed."
Dallas electricians and home inspectors almost always flag Federal Pacific breakers during inspections because they might be dangerous, home inspector Rudy Ringel said.
Whether people decide to replace the breakers is an issue for the home buyer and seller to determine; it's not mandatory.
Todd Holmes, a father of two, was remodeling his bathroom when the contractor redoing his electrical system suggested he replace his Federal Pacific electrical box, including the breaker.
"It's going to be $2,000 or so, but we're getting it changed to be on the safe side," Holmes said. "It's the smartest thing to do."
IS YOUR CIRCUIT BREAKER A FEDERAL PACIFIC STAB-LOK?
How can you tell if your home has a Federal Pacific Stab-Lok circuit breaker?
The faulty breakers would be inside a box in a wall of your home, probably in a closet or in the garage. Inside the panel door would be a label that says "Federal Pacific" or the letters "FPE." The flaws in the breaker are not visually apparent.
What should you do about it?
Experts say any Federal Pacific Stab-Lok breaker should be replaced. Breakers that have a white dot on the handle were manufactured after a redesign by Federal Pacific. Testing shows they are statistically less likely to fail, but experts still recommend replacement.
How much will this cost?
About $2,000. Replacement should be made only by a qualified electrician.
SOURCE: Dallas Morning News research
Sunday, March 21, 2010
Well my friends I am getting ready for a trip to Florida on Tuesday. I and my 2 brothers will be driving. It should be a real good time together. The drive isn't that bad if you have more than 1 driver and we will have 3. We are taking my conversion van so we should have plenty of room to relax and even take a nap. If we switch off driving every 3 hours or so that will hopefully keep us all alert and awake.
Of course the worst part of the trip is Atlanta GA. We will be hitting it right around ruch hour on tuesday afternoon. If we can catch the bypass we should be ok.
I will reconnect with you all on Monday the 29th!
Of course the worst part of the trip is Atlanta GA. We will be hitting it right around ruch hour on tuesday afternoon. If we can catch the bypass we should be ok.
I will reconnect with you all on Monday the 29th!
Friday, March 12, 2010
Recession?
I gotta tell you, what I saw last night led me to believe that the recession that we are going through is not as universal as some would have you believe.
I had the opportunity to once again volunteer at a charity Texas Poker game last night from 8-12pm.
I have never seen so much money changing hands. People were gambling hundreds and hundreds of dollars. Most of the folks tossing this money to the wind were "younger" with huge wads of money in their pockets.
I don't get it?
I had the opportunity to once again volunteer at a charity Texas Poker game last night from 8-12pm.
I have never seen so much money changing hands. People were gambling hundreds and hundreds of dollars. Most of the folks tossing this money to the wind were "younger" with huge wads of money in their pockets.
I don't get it?
Thursday, March 11, 2010
I was driving down Van Dyke this morning and saw a bumper sticker that really hit home for me. It said something like " a really nice lady talking on a cell phone killed my brother".
At first I had to think for a moment and then it occurred to me that I was also talking on a cell phone while I was reading this message.
I am going to try, and do my best, not to talk, text, or send and receive emails while I am the driver of a vehicle. This is the responsible thing to do. Won't you join me?
At first I had to think for a moment and then it occurred to me that I was also talking on a cell phone while I was reading this message.
I am going to try, and do my best, not to talk, text, or send and receive emails while I am the driver of a vehicle. This is the responsible thing to do. Won't you join me?
Wednesday, March 10, 2010
When you are considering buying a home it is a huge investment and time on your part.
Do you think it is wise to have the home inspected by a person who represents your interest and only your interests?
Some people will say Oh my father in law or my brother will look it over for me. Or its going to be inspected by FHA anyway so why bother.
well if you Dad or friend is a qualified trained,insured inspector then sure go ahead and have them look the home over for you. If not you really need to consider a private home inspection by a professional.
Very rarely do you find an individual with knowledge of all the systems in a home. You need to know is the electrical, Plumbing,ventilation and structure all that you think it is.
FHA does not appraise the house with you in mind they are looking out for their own interests not your.
So when it comes time for the do I need and Inspection or not question, the answer is fairly simple. No you don't need an inspection, you should want an inspection.
Do you think it is wise to have the home inspected by a person who represents your interest and only your interests?
Some people will say Oh my father in law or my brother will look it over for me. Or its going to be inspected by FHA anyway so why bother.
well if you Dad or friend is a qualified trained,insured inspector then sure go ahead and have them look the home over for you. If not you really need to consider a private home inspection by a professional.
Very rarely do you find an individual with knowledge of all the systems in a home. You need to know is the electrical, Plumbing,ventilation and structure all that you think it is.
FHA does not appraise the house with you in mind they are looking out for their own interests not your.
So when it comes time for the do I need and Inspection or not question, the answer is fairly simple. No you don't need an inspection, you should want an inspection.
Tuesday, March 9, 2010
Saturday, February 13, 2010
Tuesday, February 9, 2010
Helping hand
To make a long story short. I inspected a condominium for a very nice lady who was moving back to Michigan from Las Vegas about 4 months ago. Well she finally got moved in and was trying to use her treadmill. You guessed it. It didn't work. She called me and I went over the inspection report and could not find where I had called out any problems with electrical at her home.
I asked her if she would like me to come to her home and take a look. What we found was really very simple, it was the GFCI in the garage that was tripped. Once I reset the GFCI, everybody was happy again. She was happy that her treadmill was working and I was happy that I had another satisfied client.
I asked her if she would like me to come to her home and take a look. What we found was really very simple, it was the GFCI in the garage that was tripped. Once I reset the GFCI, everybody was happy again. She was happy that her treadmill was working and I was happy that I had another satisfied client.
Thursday, February 4, 2010
Wednesday, January 27, 2010
I had huge plans today, I was going to outfit my Van with my Computer and printer, My home computer had other ideas though and sabotaged the entire day,
well the good news is that the Inspection that I had scheduled for tomorrow in Monroe had to postpone so I can spend tomorrow doing what I didn't get done today.
Baby brother Jack is having his wisdom teeth removed tomorrow. He seems to be a little worried about it. He will do fine.
On Sunday I get to drive my Mom to Columbus so she can continue on to Florida
well the good news is that the Inspection that I had scheduled for tomorrow in Monroe had to postpone so I can spend tomorrow doing what I didn't get done today.
Baby brother Jack is having his wisdom teeth removed tomorrow. He seems to be a little worried about it. He will do fine.
On Sunday I get to drive my Mom to Columbus so she can continue on to Florida
Saturday, January 23, 2010
YO All,
Sorry to all that I was unable to Blog from the Conference. They wanted $15.00 a day for WiFi and I said no way.
Any how, I had a great time in Vegas. Believe it or not I was in actual class room settings for 6 hours a day for three days. Each class lasted 2 hrs with no breaks.
So mush that I could talk about but one of the best things that I learned in my time there was, never under estimate the power of Networking.
I was with 800 other Inspectors from around the country as well as Canada. It was great to listen to others talk about the different challenges they are facing in their particular geographic areas.
Although Detroit is in a world of hurt, many areas of the country are just as devastated as we are here.
Only by being the best at what you do will help you get through these tough times!
Sorry to all that I was unable to Blog from the Conference. They wanted $15.00 a day for WiFi and I said no way.
Any how, I had a great time in Vegas. Believe it or not I was in actual class room settings for 6 hours a day for three days. Each class lasted 2 hrs with no breaks.
So mush that I could talk about but one of the best things that I learned in my time there was, never under estimate the power of Networking.
I was with 800 other Inspectors from around the country as well as Canada. It was great to listen to others talk about the different challenges they are facing in their particular geographic areas.
Although Detroit is in a world of hurt, many areas of the country are just as devastated as we are here.
Only by being the best at what you do will help you get through these tough times!
Saturday, January 16, 2010
Welcome
Welcome to the new and exciting world of Integrity Home Inspections, LLC.
My thoughts for this Blog is for people of all walks of life to learn, and ask questions regarding exactly what a home inspection is and isn't. When should one occur, what is examined, how long does one take?
My name is Larry Crager and I am the owner of Integrity Home Inspections, LLC located in Shelby Township MI. I have lived in Shelby Township with my wife Nancy for 14 years. I have three adult Children and have 3 wonderful grandchildren.
Over the next 4 days I will be attending the Inspection World in Las Vegas Nevada. I will be posting from the show on a daily basis. Please follow me and ask questions if you have any.
My thoughts for this Blog is for people of all walks of life to learn, and ask questions regarding exactly what a home inspection is and isn't. When should one occur, what is examined, how long does one take?
My name is Larry Crager and I am the owner of Integrity Home Inspections, LLC located in Shelby Township MI. I have lived in Shelby Township with my wife Nancy for 14 years. I have three adult Children and have 3 wonderful grandchildren.
Over the next 4 days I will be attending the Inspection World in Las Vegas Nevada. I will be posting from the show on a daily basis. Please follow me and ask questions if you have any.
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