Could you become a victim of “Defective” Chinese Drywall?
New Updated information on the Chinese Drywall problem is that it has now been found in California.
How to tell if your house or condo has Chinese Drywall? Was your house remodeled or built between 2005 to 2008 and if so, then it would fall into the years that the drywall was imported from China.
An inspector can use the following tips to identify if a home’s drywall is contaminated:
• The house has a strong sulfur smell reminiscent of rotten eggs.
• Exposed copper wiring appears dark and corroded. Silver jewelry and silverware can become similarly corroded and discolored after several months of exposure.
• A manufacturer’s label on the back of the drywall can be used to link it with manufacturers that are known to have used contaminated materials. One way to look for this is to enter the attic and remove some of the insulation.
• Drywall samples can be sent to a lab to be tested for dangerous levels of sulfur. This is the best testing method but also the most expensive.
• Loss of Freon in your AC system caused by pin holes in the copper coils at the AC evaporators.
• Blacken copper pipes or copper wires.
Contaminated Chinese drywall cannot be repaired. Affected homeowners are being forced to either suffer bad health and failing appliances due to wire corrosion or replace the drywall entirely, a procedure which can cost tens of thousands of dollars. This contamination further reduces home values in a real estate environment already plagued by crisis. Some insurance companies are refusing to pay for drywall replacement and many of their clients are facing financial ruin. Class-action lawsuits have been filed against homebuilders, suppliers, and importers of contaminated Chinese drywall. Some large manufacturers named in these lawsuits are Knauf Plasterboard Tianjin, Knauf Gips, and Taishan Gypsum.
Heath related problems.
Although not believed to be life- threatening, exposure to high levels of airborne hydrogen sulfide and other sulfur compounds from contaminated drywall can result in the following physical ailments:
• sore throat;
• sinus irritation;
• coughing;
• wheezing;
• headache;
• dry or burning eyes; and/or respiratory infections.
What causes the problem?
Chinese companies use unrefined “fly ash,” a coal residue found in smokestacks in coal-fired power plants in their manufacturing process. Fly ash contains strontium sulfide, a toxic substance commonly found in fireworks. In hot and wet environments, this substance can off-gas into hydrogen sulfide, carbon disulfide, and carbonyl sulfide and contaminate a home’s air supply.
Many imported drywall from a German-based company, Knauf, with subsidiaries in China (such as Knauf Tianjin). Reports are showing that millions of pounds of Chinese drywall entered the US during this time frame and that is was used across the country in thousands of homes, condos, and office buildings. Most foreign manufacturers stopped shipping drywall to the US in 2007, after the building boom was over.
However, it has been discovered that another manufacturer, Taian Taishan (based in Taian, China), continued to ship large quantities of drywall to the United States into the summer of 2007. It appears that at least 550 million pounds of Chinese drywall have arrived at US ports since 2006. That is enough to construct 60,000 average-sized homes.
Call me Today at 818-362-5578 for additional information.
Tuesday, September 8, 2009
Friday, April 24, 2009
Chinese Drywall
Chinese Dry Wall Plaguing Florida Homeowners
Not found in California as of yet!
Drywall made in China is reportedly causing problems for Florida homeowners. According to reports in The Wall Street Journal and local media, the Chinese dry wall has caused unpleasant odors in many homes, and fumes from the dry wall have destroyed electrical wiring and air conditioning units.
According to a report on news-press.com, The Florida Health Department first became aware of the Chinese drywall problem three months ago, and notified the Environmental Protection Agency (EPA) in August. The problem appears to be mainly from drywall imported from China during Florida’s construction boom years of 2004-2005. In some Florida developments, the drywall issue emerged after months of failures in heating and cooling systems. Many homeowners have complained about the presence of a sulfur odor, and others have said that the fumes from the Chinese drywall are corroding air-conditioner coils, computer wiring and metal picture frames, The Wall Street Journal said.
According to The Wall Street Journal, many of the Florida homes that are the subject of complaints were built by Lennar Corp., the nation’s second-largest builder by volume. Lennar is testing, and continues to test, a dozen of its Florida developments and has shared results with the state health department, the Journal said. The company has relocated several families in order to rip out and replace the drywall in their homes.
Many Florida homeowners experiencing these problems are understandably concerned about potential health effects of the dry wall fumes. According to a report on Environmental Expert.com, the drywall is made from gypsum. The problems appear to be related to the presence of iron disulfide (FeS2 pyrite). Hydrogen sulfide (H2S), carbonyl sulfide, sulfur dioxide (SO2), and carbon disulfide (CS2) are also suspected as culprits, the Web site said. According to The Wall Street Journal, the Florida Health Department says tests show that the levels of emissions from the drywall pose no “immediate health threat.”
Florida homeowners are also concerned that the dry wall issues will affect the value of their houses, as well as their ability to sell. Many are already dealing with decimated real estate values as a result of the collapse of the housing market, the Journal said.
Knauf Plasterboard Tianjin Co. Ltd. of China is the company at the center of Florida’s dry wall problems. The company issued a statement last week insisting that sulfur-like smell coming out of its dry wall poses no dangers. However, Knauf Plasterboard insists that the damage done to air conditioning and electrical wiring is the result of dry wall made by some other company - though it has been unable to name which one.
Knauf Plasterboard also insisted that the dry wall problems are confined to Florida, but last week, the EPA revealed it was looking into similar reports in Virginia Beach, Virginia.
Not found in California as of yet!
Drywall made in China is reportedly causing problems for Florida homeowners. According to reports in The Wall Street Journal and local media, the Chinese dry wall has caused unpleasant odors in many homes, and fumes from the dry wall have destroyed electrical wiring and air conditioning units.
According to a report on news-press.com, The Florida Health Department first became aware of the Chinese drywall problem three months ago, and notified the Environmental Protection Agency (EPA) in August. The problem appears to be mainly from drywall imported from China during Florida’s construction boom years of 2004-2005. In some Florida developments, the drywall issue emerged after months of failures in heating and cooling systems. Many homeowners have complained about the presence of a sulfur odor, and others have said that the fumes from the Chinese drywall are corroding air-conditioner coils, computer wiring and metal picture frames, The Wall Street Journal said.
According to The Wall Street Journal, many of the Florida homes that are the subject of complaints were built by Lennar Corp., the nation’s second-largest builder by volume. Lennar is testing, and continues to test, a dozen of its Florida developments and has shared results with the state health department, the Journal said. The company has relocated several families in order to rip out and replace the drywall in their homes.
Many Florida homeowners experiencing these problems are understandably concerned about potential health effects of the dry wall fumes. According to a report on Environmental Expert.com, the drywall is made from gypsum. The problems appear to be related to the presence of iron disulfide (FeS2 pyrite). Hydrogen sulfide (H2S), carbonyl sulfide, sulfur dioxide (SO2), and carbon disulfide (CS2) are also suspected as culprits, the Web site said. According to The Wall Street Journal, the Florida Health Department says tests show that the levels of emissions from the drywall pose no “immediate health threat.”
Florida homeowners are also concerned that the dry wall issues will affect the value of their houses, as well as their ability to sell. Many are already dealing with decimated real estate values as a result of the collapse of the housing market, the Journal said.
Knauf Plasterboard Tianjin Co. Ltd. of China is the company at the center of Florida’s dry wall problems. The company issued a statement last week insisting that sulfur-like smell coming out of its dry wall poses no dangers. However, Knauf Plasterboard insists that the damage done to air conditioning and electrical wiring is the result of dry wall made by some other company - though it has been unable to name which one.
Knauf Plasterboard also insisted that the dry wall problems are confined to Florida, but last week, the EPA revealed it was looking into similar reports in Virginia Beach, Virginia.
Sunday, April 5, 2009
Water Heater Fact Sheet
25 Steps in Inspecting a Water heater.
1. Location—Prohibited in Bedrooms, bathrooms or their closets (with some exceptions)
2. Full bore water shut off valve on the cold water side
3. Unions are required on the water connectors within 12 inches of the water heater
4. Bonding of the gasline and water supply connectors.
5. Water tight drip pan required in the water heater is over a framed area.
a. Drip pan requires a minimum ¾ inch drain line that discharges to an approved location
b. Drip pan must be 2 inches in diameter larger than the water heater
c. Drip pan height must be a minimum of 2 inches high
6. Access to the front of the water heater must be a minimum of 30 inch of clear space
7. Protection from vehicles required by bollards or location.
8. Flame or spark must be a minimum of 18 inches above the floor.
9. Water heaters supported on ground by 3 inch thick concrete pad above grade
10. Seismic straps needed in the top 1/3rd of tank, a minimum of 9 inches from the top of the tank and at the lower 1/3rd of the tank a minimum of 4 inches clearance from the gas control valve.
11. Seismic straps must wrap all the way around the water heaters.
12. Must be able to inspect and remove the water heater.
13. Combination Temperature Pressure Relief (TPRV) valve required in the top 6 inches of the water heater or Watts 210 Valve with Pressure Relief (PV) valve (City of Los Angeles as of 2008 prohibits the use of 210 Valves—due to failed seals and water entering the gas supply.)
14. TPR dischard drain lines must be the same size as outlet- typically ¾ inch diameter.
15. TPR material may be copper, CPVC or listed Tube----no flexible connectors are allowed.
16. Outlet end pointing downward and not threaded
17. Typically TPR discharge outlet end is outside wit in 6 to 24 inches from grade or other approved locations
18. TPR Drainline may not slope upwards, drain to drip pans or discharge to crawlspaces.
19. Flexible connectors cannot be used as TPR drainlines (smaller ID and restricts flow of discharge)
20. Vent connectors must be mechanically secured by screws to the water heater damper (metal tape is not accepted)
21. Only one draft hood is permitted.
22. No single wall vent connectors in conceal space or attic and also not outdoors in cold climates.
23. Terminate the vent flue a minimum of 5 feet above draft hood.
24. Sediment trap is required close as possible to the water heater after the gas shut off valve. ( per the more restrictive manufacturer’s requirements and 2007 California Plumbing Code 1212.7)
The "Tee" is installed in the vertical position and the gas supply would be connected at the
Top threaded hole of the “Tee” and the debris trap leg( pipe with cap a minimum of 3 inches long) the bottom of the of the "Tee" to catch any debris. The clean natural gas would flow out the side of the "Tee" to the gas control valve of the water heater.
25. Enclosures required for exterior installations unless the water heater is listed for Exterior use.
Remember not all home inspectors are the same.
25 Steps in Inspecting a Water heater.
1. Location—Prohibited in Bedrooms, bathrooms or their closets (with some exceptions)
2. Full bore water shut off valve on the cold water side
3. Unions are required on the water connectors within 12 inches of the water heater
4. Bonding of the gasline and water supply connectors.
5. Water tight drip pan required in the water heater is over a framed area.
a. Drip pan requires a minimum ¾ inch drain line that discharges to an approved location
b. Drip pan must be 2 inches in diameter larger than the water heater
c. Drip pan height must be a minimum of 2 inches high
6. Access to the front of the water heater must be a minimum of 30 inch of clear space
7. Protection from vehicles required by bollards or location.
8. Flame or spark must be a minimum of 18 inches above the floor.
9. Water heaters supported on ground by 3 inch thick concrete pad above grade
10. Seismic straps needed in the top 1/3rd of tank, a minimum of 9 inches from the top of the tank and at the lower 1/3rd of the tank a minimum of 4 inches clearance from the gas control valve.
11. Seismic straps must wrap all the way around the water heaters.
12. Must be able to inspect and remove the water heater.
13. Combination Temperature Pressure Relief (TPRV) valve required in the top 6 inches of the water heater or Watts 210 Valve with Pressure Relief (PV) valve (City of Los Angeles as of 2008 prohibits the use of 210 Valves—due to failed seals and water entering the gas supply.)
14. TPR dischard drain lines must be the same size as outlet- typically ¾ inch diameter.
15. TPR material may be copper, CPVC or listed Tube----no flexible connectors are allowed.
16. Outlet end pointing downward and not threaded
17. Typically TPR discharge outlet end is outside wit in 6 to 24 inches from grade or other approved locations
18. TPR Drainline may not slope upwards, drain to drip pans or discharge to crawlspaces.
19. Flexible connectors cannot be used as TPR drainlines (smaller ID and restricts flow of discharge)
20. Vent connectors must be mechanically secured by screws to the water heater damper (metal tape is not accepted)
21. Only one draft hood is permitted.
22. No single wall vent connectors in conceal space or attic and also not outdoors in cold climates.
23. Terminate the vent flue a minimum of 5 feet above draft hood.
24. Sediment trap is required close as possible to the water heater after the gas shut off valve. ( per the more restrictive manufacturer’s requirements and 2007 California Plumbing Code 1212.7)
The "Tee" is installed in the vertical position and the gas supply would be connected at the
Top threaded hole of the “Tee” and the debris trap leg( pipe with cap a minimum of 3 inches long) the bottom of the of the "Tee" to catch any debris. The clean natural gas would flow out the side of the "Tee" to the gas control valve of the water heater.
25. Enclosures required for exterior installations unless the water heater is listed for Exterior use.
Remember not all home inspectors are the same.
In California home inspectors are not certified or licensed by the state. When selecting a home inspector for the purchase of your home or 11 month home warranty inspection then make sure the inspector either belongs either California Real Estate Inspection Association (CREIA) or American Society of Home Inspectors (ASHI) the most recognized professional associations of home inspectors in California. Make sure that the inspector has experience and Errors and Omission (EO) insurance. If you are a real estate agent you may want to follow the advice from California Association of Realtors (CAR) and provide a minimum of 3 home inspector names to your clients and please included Pacific West Home Inspections. For home buyers please go to www.ehomeinspector.com and get “10 Tips on Finding a Home Inspector “ and it will help provide you with questions on how to find the most knowledgeable home inspector to protect your home investment and safety of your family.
Pacific West Home Inspections “From the Desert to the Sea” covers much of the Los Angeles County and Ventura County area including San Fernando Valley, Antelope Valley, Santa Clarita Valley, Conejo Valley, Simi Valley and beautiful Ventura.
Pacific West Home Inspections was founded in 1992 and always has been an one inspector outfit so to give you this most personalized attention to detail and quality service. I encourage my clients to follow me around as I do the inspection and they will get more out of this learning time than from the finished report. I use a narrative type of computerized report system with photos and it is very easy to read. With my 35 years of building experience from the Kalahari Desert in Botswana, Africa, to the central plateau of Guadalajara, Mexico and for the past 30 years in southern California I have gained a wide range of building experience.
Pacific West Home Inspections “From the Desert to the Sea” covers much of the Los Angeles County and Ventura County area including San Fernando Valley, Antelope Valley, Santa Clarita Valley, Conejo Valley, Simi Valley and beautiful Ventura.
Pacific West Home Inspections was founded in 1992 and always has been an one inspector outfit so to give you this most personalized attention to detail and quality service. I encourage my clients to follow me around as I do the inspection and they will get more out of this learning time than from the finished report. I use a narrative type of computerized report system with photos and it is very easy to read. With my 35 years of building experience from the Kalahari Desert in Botswana, Africa, to the central plateau of Guadalajara, Mexico and for the past 30 years in southern California I have gained a wide range of building experience.
Claro que se hablo espanol.
Please contact me at greg@ehomeinspector or phone me at 818-362-5578 for any questions or for scheduling your next property inspection.
Saturday, March 28, 2009
Cripple Walls in Crawlspace· Does your home have enough bolts connecting the “sill plate” to the foundation?
· Is there plywood on the inside surface of the crawl space extending from the sill plate to the base of the floor joist above to prevent the wall studs from collapsing?
· Are there metal brackets connecting the rim joists to the top plates?
· Is the ground floor a large open space lacking interior walls (weak or “soft” story)?
· Are there large openings in the walls of the lower story, such as a garage door, that should be better braced?
· Is your home a hillside house that was not adequately designed to withstand strong earthquake shaking?
Once you determine if your home needs retrofitting, identify problems, prioritize how and when to fix them, and get started!
The latest recommendations of structural engineers, contractors, and city building officials who are experts on retrofitting are available on the ABAG web site at http://quake.abag.ca.gov/fixit/.
Pacific West Home Inspections
Call Today—818-362-5578 to schedule your next home inspection
Tuesday, March 17, 2009
Reserve Studies
Reserve Studies
LA Times response March 8, 2009Sunday’s “ASSOCIATIONS” article regarding Reserve Studies contained inaccurate information, and failed to properly address the homeowner’s question.As for the question regarding guidance; the homeowner asserts “no one warned me” of the financial condition of the homeowners association they purchased in. California law requires homeowners associations to provide very detailed financial information to its members on an annual basis, including a summary of the Reserve Study, a copy of the Funding Plan adopted by the Board, and the Assessment and Reserve Funding Disclosure Summary. Real estate transfer disclosure laws require that information be provided by a seller to a buyer in a purchase transaction. Therefore, it appears one of three possibilities may have occurred. 1) The homeowners association has not complied with the law. 2) The seller has not complied with the law – both of which may be remedied through the civil justice system – or 3) The owner, and/or their advisor(s), failed to carefully read the documentation they received during the transaction process.Additionally, the author stated “any report or study prepared…..without visiting the grounds at the time of writing the report is only a guess and should not be relied upon”. California Civil Code § 1365 requires an on-site Reserve Study every three years. Prudent management dictates that information as important as reserves and funding plans, as well as the annual budgeting and disclosure documents derived from them, be updated annually, versus every three years. Therefore, thousands of homeowners associations across California (and the country) have non-site visit Reserve Studies conducted. The preparer utilizes the previous on-site study component inventory, and adjusts remaining life down a year (unless informed of replacements). The components and financial analyses are then recalculated at today’s market rates, with updated account balances and contributions rates. The practice is recognized by Community Associations Institute and the Association of Professional Reserve Analysts as a cost effective way to maintain current financial reporting. Guessing is what is done on a game show - in the financial world it’s called projecting costs.Scott Clements, RS, PRA, CMIReserve Studies Inc.Phone 800.485.8056Facsimile 800.485.8057www.ReserveStudiesInc.comScott@ReserveStudiesInc.com
Posted by Call 818-362-5578 To Schedule at 1:15 PM 0 comments
LA Times response March 8, 2009Sunday’s “ASSOCIATIONS” article regarding Reserve Studies contained inaccurate information, and failed to properly address the homeowner’s question.As for the question regarding guidance; the homeowner asserts “no one warned me” of the financial condition of the homeowners association they purchased in. California law requires homeowners associations to provide very detailed financial information to its members on an annual basis, including a summary of the Reserve Study, a copy of the Funding Plan adopted by the Board, and the Assessment and Reserve Funding Disclosure Summary. Real estate transfer disclosure laws require that information be provided by a seller to a buyer in a purchase transaction. Therefore, it appears one of three possibilities may have occurred. 1) The homeowners association has not complied with the law. 2) The seller has not complied with the law – both of which may be remedied through the civil justice system – or 3) The owner, and/or their advisor(s), failed to carefully read the documentation they received during the transaction process.Additionally, the author stated “any report or study prepared…..without visiting the grounds at the time of writing the report is only a guess and should not be relied upon”. California Civil Code § 1365 requires an on-site Reserve Study every three years. Prudent management dictates that information as important as reserves and funding plans, as well as the annual budgeting and disclosure documents derived from them, be updated annually, versus every three years. Therefore, thousands of homeowners associations across California (and the country) have non-site visit Reserve Studies conducted. The preparer utilizes the previous on-site study component inventory, and adjusts remaining life down a year (unless informed of replacements). The components and financial analyses are then recalculated at today’s market rates, with updated account balances and contributions rates. The practice is recognized by Community Associations Institute and the Association of Professional Reserve Analysts as a cost effective way to maintain current financial reporting. Guessing is what is done on a game show - in the financial world it’s called projecting costs.Scott Clements, RS, PRA, CMIReserve Studies Inc.Phone 800.485.8056Facsimile 800.485.8057www.ReserveStudiesInc.comScott@ReserveStudiesInc.com
Posted by Call 818-362-5578 To Schedule at 1:15 PM 0 comments
Monday, March 9, 2009
Swimming Pool Safety- Home Inspector
Pacific West Home Inspections Warns Consumers to Inspect and Maintain Swimming Pool Barriers
Tag: ASHI, CREIA, Pool Barriers, Pool Fences, pool drain entrapment, Granada Hills, Home inspection, Home Inspector,
Each year, about 260 children under age 5 drown in swimming pools. In addition, the suction from drains in swimming pools and spas, under certain conditions, can entrap swimmers underwater. To help protect your family, be sure to take the following steps. Place barriers completely around the pool, closely supervise young children, and be prepared in case of emergency.
Install physical barriers around the pool to limit access. Fences and walls should be at least 4-feet high and installed completely around the pool. Gates should be self-closing, self-latching, and swing away from the pool area. The latch should be out of reach of small children. If your house forms one side of the barrier for the pool, doors leading from the house to the pool should be protected with alarms that sound when the doors are unexpectedly opened. Or, use a power safety cover, a motor-powered barrier placed over the water area, to prevent access by young children. For above-ground pools, steps and ladders to the pool should be secured or removed when the pool is not in use.
Never use a pool or spa with a missing or broken drain cover. Be sure a newer, safer drain cover is in place. The new “anti-vortex” type drain covers are usually domed-shaped, with smaller openings – instead of the old flat drain covers. Consider installing a Safety Vacuum Release System (SVRS), a device that will automatically shut off a pump if a blockage is detected. Plainly mark the location of the electrical cut-off switch for the pool or spa pump. If someone is entrapped against a drain, cut off the pump immediately. Instead of trying to pull the person away from the powerful suction - pry a hand between the drain and the person’s body to break the seal. Have a professional regularly inspect your pool or spa for proper safety barriers, and entrapment or entanglement hazards
Greg Noyes
Pacific West Home Inspection
818-362-5578
greg@ehomeinspector.com
www.ehomeinspector.com
Tag: ASHI, CREIA, Pool Barriers, Pool Fences, pool drain entrapment, Granada Hills, Home inspection, Home Inspector,
Each year, about 260 children under age 5 drown in swimming pools. In addition, the suction from drains in swimming pools and spas, under certain conditions, can entrap swimmers underwater. To help protect your family, be sure to take the following steps. Place barriers completely around the pool, closely supervise young children, and be prepared in case of emergency.
Install physical barriers around the pool to limit access. Fences and walls should be at least 4-feet high and installed completely around the pool. Gates should be self-closing, self-latching, and swing away from the pool area. The latch should be out of reach of small children. If your house forms one side of the barrier for the pool, doors leading from the house to the pool should be protected with alarms that sound when the doors are unexpectedly opened. Or, use a power safety cover, a motor-powered barrier placed over the water area, to prevent access by young children. For above-ground pools, steps and ladders to the pool should be secured or removed when the pool is not in use.
Never use a pool or spa with a missing or broken drain cover. Be sure a newer, safer drain cover is in place. The new “anti-vortex” type drain covers are usually domed-shaped, with smaller openings – instead of the old flat drain covers. Consider installing a Safety Vacuum Release System (SVRS), a device that will automatically shut off a pump if a blockage is detected. Plainly mark the location of the electrical cut-off switch for the pool or spa pump. If someone is entrapped against a drain, cut off the pump immediately. Instead of trying to pull the person away from the powerful suction - pry a hand between the drain and the person’s body to break the seal. Have a professional regularly inspect your pool or spa for proper safety barriers, and entrapment or entanglement hazards
Greg Noyes
Pacific West Home Inspection
818-362-5578
greg@ehomeinspector.com
www.ehomeinspector.com
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