Building Safety Hazards & Accident Prevention for Home Inspectors

Daniel Friedman
dfriedman@inspect-ny.com
InspectAPedia.com
Building & Environmental Inspection, Testing, Diagnosis, Repair, & Problem Prevention Advice

03/26/2008
Connecticut Association of Home Inspectors

Abstract

Accident prevention for home inspectors: the purpose of this class and the accompanying web article at http://InspectaAPedia.com/ashi/Inspection_Safety.htm is to reduce the chance of serious injury or death for home inspectors, other building inspectors, and building occupants. We review common and high-risk safety hazards in homes. These risks are of particular concern to the home inspector who may be exposed to more varied and extreme conditions than other visitors to a building or site. We provide clues for recognizing latent or "hidden" hazards, we set priorities of concern, identify strategies for recognizing safety hazards that may not otherwise be obvious, and and we suggest building inspection and reporting procedures that can reduce the accident rate in buildings.

Introduction

The range of hazards faced by home inspectors in the course of examining buildings is considerable. It includes obvious catastrophes such as falling off of a roof or electrocution, and less obvious or less likely events such as structural collapse, exposure to bacterial hazards, fungal hazards, or even physical attack by violent building occupants, biting dogs, sneaky snakes, and pecking parrots.

Home inspectors and other professional building diagnosticians are expected to be observant and attentive to detail. Despite these skills, accidents happen to inspectors.

A Canadian home inspector fell to his death during a roofing inspection. He was ascending a high ladder which he suspected was unsafe. Following a home inspection in New Paltz, NY, Ballinger, a real estate agent who was angry with the results of the inspection, attacked and attempted to kill Steve Vermilye by driving his car off of the pavement, across a sidewalk, crashing into a building wall where Vermilye was walking. Another home inspector was badly injured when an attic fold-down stair fell out of its opening as the inspector was climbing it.

Hazards that an inspector should recognize affect other people too. An aggressive tenant threatened two elderly inspection clients with a rifle and then showered them with stones. An electrical inspector was killed by an electrical arc explosion while removing the cover of an electrical panel. A plumber was killed while leaning over a water pressure tank that, lacking a pressure relief valve, exploded.

We will list some of the more egregious and more interesting of these dangerous building hazards, review accident case histories, and we will illustrate procedures of attention, observation, and hazard recognition that can reduce the chances of accidents during building inspections.

A Brief Account of Accident Theory for Home Inspectors

Basic Causes of Inspection Accidents

General classes of accident during a building inspection can be understood as having two underlying causes:

Faulty Equipment, Components, Construction: ("hidden" flaw in attic pull-down stair causes stair collapse). Careful observation and training in hazard recognition address this cause of accidents.
Human Error: (failure to properly place ladder when entering attic causes a bad fall). Training in proper inspection procedures and proper equipment use address this cause of accidents.

People are not rational about safety

We are more afraid of improbable hazards beyond our control (EMF) than we are of probable hazards over which we have control (smoking cigarettes). For example we (DF) have had clients who were very frightened about possible indoor air quality issues in their home. But we discovered they were heavy smokers. Another smoking client told me that she does not expose her children to cigarette hazards since she does not smoke inside their home. But we discovered that she smokes constantly when in the family car driving with her children.

We do not perceive risk accurately

The risk of falling off of a roof is a hazard. Actually falling off of a roof is an accident.

We are exposed to a wide variety hazards at widely varying risks. Some accidents are more or less likely to occur than we believe. Some accidents are likely to result in greater or lesser degree of injury than we believe. Having a more accurate picture of where hazardous risks lie can help us learn to properly attend accident risks and thus to avoid accidents.

Even an apparently improbable event (being struck by lightning) deserves careful attention in some circumstances (you're on the golf course) if the cost of the occurrence is high (death). Further, the probability of an event (being struck by lightning) varies enormously with circumstances (you're indoors).

Total Risk = (Probability of Occurrence) x (Cost of Occurrence)

The attention we pay to various risks needs to be adjusted continuously as we move through a building from area to area (basement to roof) and topic to topic (plumbing to electrical).

Tune risk recognition to area and system: The home inspector's recognition of risks needs to attend the hazards peculiar to each building area and system.

Educate to improve hazard recognition and to teach safe inspection procedures: The level of inspector technical education affects the inspector's ability to recognize hazards and to reduce accidents.

A Survey of Building Hazards and Accidents By Type of Activity

Falling, Tripping, Slipping Hazards & Lifting Hazards

The accident rate of injury by slipping, tripping, or falling is among the highest facing home inspectors and home owners.

The hazard level varies widely from unlikely: (such as 1/8" difference in an uneven concrete slab on either side of a crack) to severe (such as an improperly placed ladder accessing a high roof on a windy day while reaching far out to one side to photograph a roof defect while standing on an unsecured ladder).

(Drawing used for educational purposes only).

**1985 ACCIDENTS: NUMBER OF INJURIES SUSTAINED IN THE UNITED STATES**
AND THEIR TOTAL LIFETIME COSTS (in 1985 dollars)¹
CAUSES	FATALITIES	HOSPITALIZED	NON-HOSPITAL	LIFETIME COST (Billion $)
Motor Vehicles	45,923	23,028	4,803,000	$48.7
Falls	12,866	783,357	11,493,000	37.3
Firearms	31,556	65,129	171,000	14.4
Poisonings	11,894	218,554	1,472,000	8.5
Fires/burns	5,671	54,397	1,403,000	3.8
Drownings	6,171	5,564	26,000	2.5
All others	28,487	696,707	35,001,000	42.4

Total injuries	142,568'	2,346,736	54,369,000
Lifetime cost	$49.4	$80.0	$28.2	$157.6
Percent of total lifetime cost	31	51	18	100
1 Cost of Injuries in the United States and the Role of Building Safety, Jake Pauls BUILDING STANDARDS/July-August, 1991

This hazard pattern has shifted since about 1996 to reflect significant increases in mortality due to drug overdose and firearms. However falls remains a very high risk and one which receives less attention than it deserves.

"Falls include both falling to another level -- as in falling from stairs, ladders & windows -- or same level falls such as slipping, tripping & stumbling. Deaths from falls were highest in Hungary, the Czech Republic, Norway, Slovenia & Finland -- and lowest in Albania, Mauritius, Bahamas, Argentina & Chile. (Countries listed in order of death rate.)" Reference: Causes of Death, Ben Best

**2002 ACCIDENT DATA: TYPES OF DEATHS** ²
	ACCIDENT	PERCENT
1	Motor Vehicle	44.3
2	Falls	17.8
3	Poisoning	13
4	Drowning	3.9
5	Fires, Burns, Smoke	3.4
6	Medical Surgical Complication	3.1
7	Other land transport	1.5
8	Firearms	0.8
9	Other (non-transport)	17.8
2 National Vital Statistics Report, Volume 50, Number 15 (September 2002

Risk of Falls, Burns, Poisoning ³

Falls: The highest risk of injury by falls occurs among the elderly. "Falls represent the most frequent non-transportation related accidents occurring among older adults and are the leading cause of home fatalities for this population. Stairways are particularly hazardous for the elderly. Other types of falls include slipping in bathtubs and showers, slipping on tile or icy terrain, and tripping over objects on the floor. Falls associated with getting in and out of bed, getting on or off a chair, or using the bathroom are also frequent.

Burns are also common among older people. In fact, burns and other consequences of fire rank second as a cause of death among persons aged 65+. Among activities that lead to burns are cooking, smoking, and accidentally turning on and failing to turn off appliances. Scalds from hot water are also a frequent source of injury, especially in bathtubs and showers.

Poisoning from improper doses of medication ranks third as the most prevalent type of home accidents. [Poisoning fatalities and hospitalizations have increased dramatically in the U.S. recently in association with illegal drug use. --DF] Older people are especially susceptible to this kind of occurrence as they are likely to be taking several highly potent drugs at one time, to have visual or cognitive disabilities, and to live in environments that are conducive to medication errors (e.g., environments that are poorly lit).

The high rate of home accidents among older persons points to the need to understand the etiology of these accidents so that we can develop design interventions. The reasons for the high frequency of such accidents are complex but are likely to include the fact that older people spend most of their time at home and that age-related changes in functional abilities make it more difficult for them to complete home tasks. Moreover, the demands of the home environment are often substantive in that the homes of elderly people tend to be older than those of younger people, more difficult to operate and maintain, and more often in need of repair. As a result, housing deficiencies, such as broken stairs or poor electrical wiring, are more common in elderly housing."

3.. http://www.homemods.org/library/life-span/enhancing.html Enhancing the Home Safety of the Elderly: Technological and Design Interventions Sara J. Czaja, Ph.D. Director of Research Stein Gerontological Institute

Reducing slip, trip, and fall hazards for home inspectors is discussed within individual building area and hazard topics which follow.

Roof Access Hazards

Canadian home inspector fatality, inspector ascending exterior ladder secured to building knew the ladder was unsafe, told his wife he was afraid of it but felt he had to ascend to inspect the roof during a multi-day inspection of a large building. The ladder came away from the building and the inspector fell to his death. (Ca. 1998)

Hazards to Avoid When Inspecting Roofs

Ladder placement and use hazards (discussed in detail below)
Slipping or falling off a steep roof (it's easier to get on than to get off, valleys are easier to walk than an open steep roof slope)
Slipping or falling off of a slippery roof (wet, wood, slate, loose debris)
Knocking debris onto a client or bystander below (slates, branches, chimney parts, and also, people holding your ladder should look down, not up, as you descend to avoid roof debris in the eye)
Falling through a rotted or damaged roof surface, perhaps hidden by a sloppy"roof over" job
Falling off due to mis-attention, distractions, bees

Stair, Rail, & Ladder Safety Hazards & Accidents Described and Avoided

Stunning stairs, remarkable railings, loopy ladder tricks.

The author has consulted in depth concerning fall injuries and has performed case studies investigating stair and rail accident and injury lawsuits.

American home inspector injury: inspector ascending or descending an improperly-secured attic stair was badly hurt when the stair came out of its opening and fell. Falling tangled in a stairwell increases injuries.

Lawsuit 1: Missing railings

Which is worse missing hand railings or loose railings?

Investigation of the stairwell wall found evidence of removed railings tenant falls, no railing-removed by landlord; tenant falls, sues building owner.

Landlord responded to tenant's complaint of loose railing by removing it entirely.

Inspection confirmed that the stairway railings had been removed in one case (photographic evidence of wall modification confirmed separate testimony) and stair railings had been improperly installed (secured only to drywall) in a second case.

Lawsuit 2: Flimsy railings

Painter falls, grabs bad rail installed by homeowner, falls into stairwell, very very serious injuries, months out of work, unable to return to original work, sues building owner (and their insurance company).

Lawsuit 3: Poorly-constructed exterior stairs

Lawsuit #3 involved an exterior wooden stair with uneven treads and risers, slippery surfaces, combined with a "handrail" that could not be grasped when the tenant slipped on a stair. There were also questions about whether or not the stair was adequately lit.

Additional field work for home inspectors can provide useful services to owners, maintenance companies, attorneys:
documenting conditions at a property (see our stair inspection checklist). (Of course the down-side is that you have to talk with and maybe even touch lawyers.)

How to Avoid Stair, & Railing & Ladder Accidents

Note bad steps and rails to yourself and report orally and in writing to your clients

Ladder Hazards

Ladder angle (OSHA: the horizontal distance from the top support to the foot of the ladder should be approximately one-quarter of the working length of the ladder)

Ladder feet improperly placed on sloped, uneven, wet, icy, snowy, un-seen, or other slippery surface

Distractions - Bats in the Attic? and other distractions during climbing ladders: people, (client directly overhead while climbing ladder into attic - let's be first honest, second careful, third professional), bees and wasps, birds, bats, pets (more later on biting dogs)

Improperly constructed or installed stairs

Improper steps and rails by dimension or angle or gap (child hazards)
Circular stairs treads: small triangular angled walking area, widely-spaced balusters (fall-through or head traps)

Unsafe attic stairs
Inadequate securing of stair frame to the framed opening
Loose or missing hinge bolt hardware
loose, bent spring arms (spring can slip and strike stair climber in the face)
folding ladder too long (angled position brakes stair stringer) or too short (hanging stairs)
damaged or loose treads
older sliding ladder versions may fall out completely (DF broken leg)

Unanticipated sources of falls during home inspections

Exterior wooden deck stairs with improperly installed treads, side nailed, no cleats, wooden treads fall, protruding nails rake the inspector's ankle
Dogs (including culturally-based fear among some Asians who fear them); biting hazards but also fear and falling hazards
Hidden defects - missing support, rot (realtor stomped-on and fell through deck while demonstrating its structural integrity)
Hidden structural details: walking on attic floor joists (ceiling josts) with insulation in place, stepping on insulation risks failure to notice that joists change direction = fall through (DF fell into Fox Hill Condos bathroom, occupied)
Pitched, slippery treads
Insecure rails (no hazard until you're falling and need to grab the rail)
Angry bystanders push (realtor pushed clients father down stairs)
Bees and wasps, bats, etc. - carry an epi-pen?

References for Stair & Ladder Safety for home inspectors

http://www.inspect-ny.com/structure/StairCheck.htm
Stairways: A Checklist for Stair, Railing, Landing Safety Inspections
http://www.osha.gov/Publications/osha3124.pdf
OSHA Rules for Stairs and ladder safety

Slip Hazards (Not Trips or Falls)

Slipping accidents account for 33% of all reported major injuries (backs, sprains, etc)
20% of over-3-day injuries to employees occur as slips
50% of all reported accidents to members of the public are from slip or trip hazards

REF: http://www.aachenconsultancy.co.uk/index5.html on work accident claims

Other Attic Hazards For Building Inspectors

Cuts: cutting your head on protruding roof nails

Falls: stepping or falling through ceilings.
Watch out for attic joists which change direction, hidden under insulation.
Watch out for breaking truss chord members when walking on roof truss bottom members covered by insulation. A knot can lead to sudden surprise breakage. (Author fell through the ceiling into an occupied bathroom at Fox Hill Condominiums).

Fans, cuts, dust: attic fan hazards
Watch out for clients turning on fan during inspection - cut hazards and fiberglass hazards

Pathogens & Dust: breathing fiberglass dust, mold, bird, rodent, squirrel pathogens.
Wear a respirator in areas like this.
Watch out for capture errors - distracted by bats, the inspector may miss other hazards or defects

Shocks: electrical hazards (wires buried in insulation) watch out about grabbing wires, fans, wasps, other hazards when climbing into an unfamiliar attic

Other Basement or Crawl Space Hazards

Pathogens: Wet surfaces increase risk of bacterial, viral, or fungal or pathogen hazards, especially if there has been a history of sewage backups or burst drain piping;
Rodent urine, fecals, dander can be pathogenic or allergenic.
At least one case of Hanta Virus has been reported in Connecticut. (DF personal conv. with HantaV. expert after becoming sick in a mouse-dusty crawl area)

Shocks: Wet surfaces increase risk of shock hazards such as when opening electrical panels or touching improperly grounded wiring in basements and especially in crawl spaces. A home inspector reported being badly shocked by contacting a loose electrical wire while crawling in a very tight crawl area.

Stuck, Cut, Bitten: Confined spaces can be dangerous (getting stuck, bitten, or frightened by snakes, insects, rodents, bodies, chemicals such as pesticides, injuries & cuts) We discuss animal hazards in more detail below.

Other Exterior Hazards for Building & Home Inspectors

Falls: Septic system, cesspool, other subsidence collapses. We discuss septic collapse, methane, biological, and other hazards in more detail below.

Lifting accidents - back injuries

The most common injury associated with lifting is back pain. It is said that up to 5 million working days are lost due to back pain every year.

Pushing, pulling, moving furniture, etc. produce similar injuries.
Avoid the need for hazardous manual handling, reasonably practicable;
Assess the risk of injury from any hazardous that can’t be avoided; and
Reduce the risk of injury from hazardous manual far as is reasonably practicable.

REF: http://www.aachenconsultancy.co.uk/index4.html

Hazards of Working Alone

New York City worker found dead in duct system after falling through a ceiling and remaining trapped over a weekend.

Contractor's ladder blew down, trapped on high roof on weekend (cut hole through to interior)

Have your cell phone in a pocket (not on a belt) when entering remote or dangerous areas alone (roofs, crawl spaces, even attics)
Tie up your ladder especially if alone, if on windy days, and when tall buildings with no other egress (saw hole in roof?)
It's easier to get up than to get down, surfaces to avoid include

Electrical Safety for Inspectors

Here we give some tips on how to inspect the electrical panel, including the risks of relying on test instruments (resistance drops do not equal bad connections).

Case Histories of Electrical Accidents During Inspections

Electrician in Atlanta killed while removing electrical panel cover explosion
Homeowner denies unsafe wiring, demonstrates its safety by licking his knuckles, touches simultaneously the armored cable (BX) and a nearby water pipe, gets shocked;
Realtor instructs tenant to cut and remove harmless zip-cord wiring run in walls, tenant cuts, tenant is shocked, main building fuses blow, curls tenant's hair.
Rat's nest wiring comment frightens high-heeled client, runs through dark basement, falls, is injured

Examples of What to Watch for at the Service Entry

Old but still live service entry wiring left on building when new SEC and meter were installed
Damaged, leaky wiring wets electrical panel components
Loose meter pans risk screws falling into and shorting electrical components
Low service entry wires that can be touched from on-roof, outside stairs, building windows

Examples of What to Watch for at the Electrical Panel

Standing water, wet floors - do not touch electrical components
Loose wires not capped, arcing hazards during inspection
Spring-loaded panel covers may permit bus assembly to move when cover or inner panel face is removed - arc explosion hazard.

Rust on the electrical panel door may be subtle but could warn of very unsafe conditions inside. Observe exterior rust, open and inspect with extra caution; diagnose rust cause: internal leaks and corrosion vs. area dampness leading to external rust.

Sheet metal screws in the panel door may pierce live wires during electrical panel cover replacement.

Mis-wiring or loose connections may short when moved
Overheating, burn ups, loose wires, other commonly-identified reporting defects
FPE, Zinsco, Aluminum Wiring - breakers fall out;
Bakelite fuse holders can disintegrate when pulled from an old panel;
Cartridge fuses can twist or disconnect during removal of fuse pull-out
Breakers may not reset when turned off manually
Turning off breakers accidentally during panel cover removal can cause in-building catastrophes such as computer data loss or injury if medical equipment (a home dialysis machine) is in operation. [These warnings are based on actual incident reports -DF]
Do not rely on "touch" to test for live wiring or shorted electrical panel boxes
Do not touch, grab, shake, disturb live wires unless specifically trained & equipped to do so [B. Smith, Small Homes Council, erroneously advised home inspectors to test the connection security of SEC connections in the panel by grabbing and shaking them - DO NOT DO THIS-DF]
One hand behind back during panel inspection
Block clients from touching live electrical components during panel inspection by positioning your body correctly

References for Electrical Inspection Safety Procedures for Home Inspectors

http://www.inspect-ny.com/electric/ElecSafety.htm
Electrical Safety Hazards and Safe Electrical Inspection Procedures for Electrical and Home Inspectors at Residential Electric Panels
This article includes:
- Standards for Electrical System Inspections
- How to use test equipment during electrical inspections
- Electrical safety when inspecting basements, crawl spaces
- Safety advice on touching electrical components
- Follow-up on electrical safety issues
- When to shut down unsafe equipment
- Using DMMs and VOMs Safely

http://www.inspect-ny.com/electric/ElecPanelInsp.htm How to Inspect Residential Electrical Panels

Other electrical safety and product hazard references

http://www.inspect-ny.com/aluminum/aluminum.htm Aluminum Wiring Information Website Aluminum Electrical Wiring Hazards and Repairs: in-depth authoritative information, photos, documents including selection of proper vs. ineffective repair methods. E.g.: Ideal 65 "Twister" purple connector fails in field and lab testing with aluminum wire.
http://www.inspect-ny.com/electric/ElecAmps.htm Ampacity of an Electrical Service: How to determine the electrical service size or ampacity entering a building
Circuit Breaker, a bad one fails to trip failure at aluminum bus-to-circuit breaker connection - field report and photographs
http://www.inspect-ny.com/fpe/fpepanel.htm Federal Pacific Electric (FPE) Stab-Lok Circuit Breaker Panel Hazards Website - Latent fire hazards, in-depth authoritative research, documents, advice on Stab-Lok electric panel and circuit breaker failures and what to do when this equipment is found in buildings.
http://www.inspect-ny.com/electric/multiwir.htm Multi-wire branch circuit inspection and defects
http://www.inspect-ny.com/electric/HolmConf.htm Rust and Corrosion in Electrical Panels, A Study and Report on Frequency and Cause for Electrical and Home Inspectors at Residential Electric Panels
http://www.inspect-ny.com/electric/Zinsco.htm Zinsco Sylvania Electrical Panel Hazards
"Electrical System Inspection Basics," Richard C. Wolcott, ASHI 8th Annual Education Conference, Boston 1985.
"Simplified Electrical Wiring," Sears, Roebuck and Co., 15705 (F5428) Rev. 4-77 1977 [Lots of sketches of older-type service panels.
"Electrical System Inspection Basics," Richard C. Wolcott, ASHI 8th Annual Education Conference, Boston 1985.
"Simplified Electrical Wiring," Sears, Roebuck and Co., 15705 (F5428) Rev. 4-77 1977 [Lots of sketches of older-type service panels.]
"Electrical Systems," A Training Manual for Home Inspectors, Alfred L. Alk, American Society of Home Inspectors (ASHI), 1987, available from ASHI. [DF NOTE: I do NOT recommend this obsolete publication, though it was cited in the original Journal article as it contains unsafe inaccuracies]
"Basic Housing Inspection," US DHEW, S352.75 U48, p.144, out of print, but is available in most state libraries.
Electrical System & Wiring Hazard Inspection, Detection, Cause, Remedy, Prevention - Main Electrical Page
http://www.inspect-ny.com/lightning/lightning.htm
Lightning Protection Systems Information and Sources of Lightning Protection Systems

"Lightning as a cause of death seems to excite a disproportionate amount of interest, associated with the mistaken idea that it is a random, uncontrollable natural event. Lightning is comparable to floods as a storm-related cause of death in the US. In a given year the chance of being struck by lightning is about one in 700,000 and the chance of being killed by lightning is less than one in 6 million in the United States. But the chance is far less where thunderstorms are infrequent, such as in San Francisco and far greater where thunderstorms are frequent, such as in central Florida. The chances are far greater for avid golfers who refuse to leave the golf course when a thunderstorm is approaching. A safe location should be sought immediately whenever the sound of thunder follows lightning by less than 30 seconds. Avoid high places, open areas, bodies of water, metal fences and isolated trees or poles. In a house, avoid contact with plumbing or electrical fixtures. A vehicle can be a safe shelter if the windows are rolled-up and there is no contact with metal surfaces."
-- Ref: Causes of Death - Ben Best

Gas Piping and Gas Appliance Safety

Gas tank or gas piping leaks are a potential explosion or fire hazard. There may also be carbon monoxide or other asphyxiation hazards from equipment malfunctions.

Detecting gas leaks, appliance safety controls, what to do when a leak is detected, when to shut down unsafe heating equipment.

Decide the level of risk - where did you smell or detect gas - is it a trace level or is it significant (on entry to an area or outside of a building)
Report all leaks to all affected parties
Serious leaks: call the gas company, do not operate anything electrical (even a cell phone) in the building - leave
The dangers of trying to "turn off" a gas valve?

The risks of relying on test instruments to find gas leaks.
- we fail to perform an adequate visual inspection
- building conditions change making odors and leaks change
Examples of subtle, persistent gas leaks
- cracked gas piping fittings, flare fittings
- grooved flare fitting
- leaks at water heater controls
- leaks at gas meters
- improperly vented gas meters indoors
- gas meters in ground contact
Examples of common low-level harmless gas leaks.
- leak at right side of many DHW heater controls
- trace leaks at outdoor LP gas tank valves & regulators (is the LP gas regulator protected from weather and properly positioned ?)
Why the gas company likes certain gas leaks.
- Money
- Disagreement with inspectors' findings

Use and rely on these gas leak detection methods in this order

Smell (unreliable both in variation among individuals and in densitization on prolonged or gradual exposure)
Visual inspection: leak stains, damaged equipment, exposed piping, unsupported piping, old equipment
Gas detection instruments: TIF 8800 - review how to set up the instrument for proper use: turn it on outside of the test area (outdoors), adjust sensitivity to a stable level of ticking; enter the test area; check suspect piping, connections, flues, equipment; check both high and low air; check gas lines and meters, especially penetrations at walls for burned NG lines. Use witnesses to equipment response, document findings, inform affected parties orally and in writing. In emergency, follow gas leak emergency procedures: leave the area, do not operate switches, cell phones, anything that might create a spark;

Heating System Inspection & Gas Leak Detection & Reporting References

http://www.inspect-ny.com/plumbing/gasfaults.htm How to Check Gas Piping, Controls, Regulators & LP Gas Tank Defects

http://www.inspect-ny.com/plumbing/gasfaults10.htm How to Identify & Correct LP Gas or Natural Gas Leaks

http://www.inspect-ny.com/heat/HeatSafety.htm Heating Inspection Safety Guide

Structural Collapse Hazards

Collapse Accidents and Hazards of Special Risk to Home Inspectors & Home Owners.

Masonry structures such as this carriage house in Saugerties, NY, can be very unstable and risk sudden even imminent sudden collapse, depending on just how it is damaged. Broken bond courses in brick are a particular concern as are severely-bowed masonry block walls. Discouraged about other inspection defects, SV's realtor kicked the brick foundation asserting that at least the foundation was salvageable. The building collapsed.

Wood framing and sheathing, especially unsafe roof framing or rotted sheathing (Donna Smith fell through roof); this is an argument for inspecting in the attic first but certainly for being alert for old worn roofing or areas of probable leakage, and stepping carefully when walking a roof of any type;

Collapse Hazards for Improperly-Constructed Decks & Stairs

The author inspected this deck and warned of its probable collapse, indicated that it was dangerous, informed the client to "stay off of the deck" until it was repaired.

The client moved into the new home, invited friends to celebrate, partied on the deck, and rode it to the ground as it collapsed. Six people were hospitalized (none with serious injuries). Children playing below the deck as it collapsed ran to safety.

The author re-inspected the collapsed deck to photograph construction details that led to the structural failure of this component. Litigation was broached.

Septic Tanks, Drywells, Cesspools and their Risks to Home Owners, Occupants, & Inspectors

Inspection Hazards at Septic Systems, Drywells, Cesspools

Collapsing covers over tanks, cesspools, drywells, especially wood, steel, or home-made Collapsing site-built septic tanks, cesspools, drywells.

Particularly dangerous are unsafe covers, home made, rusted steel, wood; cesspools, particularly site-built of dry-laid stone or block, especially if "serviced" by pumping which undermines the walls;

Steel cover cuts lead to severe infections.

Bacterial (sewage) and fungal (mold) hazards for home inspectors may be present if there has been sewage backup.

Methane gas explosions & Asphyxiations at Septics

Correspondent burned brush in yard, blew up septic tank and nearby buildings were damaged
Correspondent lit cigarette while pumping septic tank, blew out nearby windows
Annual sewer gas explosions in cities
Methane is an asphyxiant as well as explosive

Hand-Dug wells may also have unsafe covers.

Old hand-built septic systems and covers are at extra risk of collapse after:

This home made septic tank next to the foundation and stairs had about 200 gallons capacity; a sump pump (foreground) was used to pump effluent to an uphill home-made drain field. A manual switch operated the pump; leaky piping sprayed septic-dyed effluent over certain bystanders during the inspection.

Other causes of septic collapse include:

Pumping or agitating
Rainfall or rising water table
Nearby construction, excavation, blasting
Changes in site drainage - gutter downspout rerouting collapsed a system whose location had been unknown in Poughkeepsie

Long Island Cesspool Collapse Fatality Lawsuit

Case study 2002. System "serviced" improperly (a failing cesspool was rejuvenated by aerating and agitating its bottom), owner walked over system next morning, was buried alive in a collapse.

Do not pump, agitate, or otherwise disturb clogged, failed, slow cesspools, especially site-built units; the process undermines the structural walls; pumping gives only brief relief anyway
When a cesspool has failed it needs replacement not pumping.

Other unsafe covers, Septic Fatalities, fatalities in CA; recent report by email of an owner's visitor stepping into the septic tank

The Fatal Hazards of Falling in or Leaning Over Septic Tanks

Falling-in the Septic Tank or Cesspool: Do not step on and fall into a septic tank or cesspool. Potentially Fatal Hazards of entering, stepping onto or falling into a septic tank
Entering the Septic tank: Never go into a septic tank - on purpose or by accident unless specially trained and equipped. (Methane asphyxiation in shit)
Leaning over the Septic Tank Opening - can lead to asphyxiation

More Septic Safety Advice

Notice subsidence or other collapse evidence
Consider age, location, and type of septic system and its maintenance history when assessing risk - no maintenance on an old system means it's materials and conditions are unknown
Watch where you step, lean, fall, or smoke
Do not walk suspect site areas alone
Issue adequate warnings to homeowners
Mark off dangerous sites - signs: subsidence; bad covers; age; long island cesspools

References for Septic System Safety:

http://www.inspect-ny.com/septic/septicsafety.htm
Septic & Cesspool Safety Procedures

http://www.inspect-ny.com/septic/septgas.htm
Diagnosing and Curing Sewer Gas Smells and Septic Tank Odors

http://www.inspect-ny.com/sickhouse/sewage.htm
Sewage or Septic contamination in buildings - Investigation, Testing and Remediation

http://www.inspect-ny.com/septic/sludgescum.htm
Residential Septic Tank Sludge and Scum - what pathogens and contaminants do they contain?

http://www.inspect-ny.com/septic/contaminants.htm
Septic system contaminants: identifying water and soil contaminants produced by onsite waste disposal systems

Other Tank & Building Site Excavation or Collapse Hazards

Rusting oil tanks are a possible collapse hazard, though without being full of sewage are perhaps a less odious hazard.

Buried oil tanks or other tanks near a foundation are also a source of water entry, channeling ground water towards the foundation.

Sink Holes, usually known ahead of time by area when based on geological conditions; others occur due to sudden subsidence following plumbing leaks or other site changes.

Oil Tank References

http://www.inspect-ny.com/oiltanks/tanks.htm Heating Oil Underground & Above ground Oil Storage Tank Leaks, Testing, Problems & Solutions, Home Buyer's / Home Owner's Guide

Building Air Quality and Pathogenic Hazards for Home Inspectors

Visible mold hazards

Problematic and larger mold reservoirs may be present; risk varies by extent, history, location of leaks, building materials used, mechanical disturbance of moldy materials, other factors.

How to recognize problem molds and cosmetic molds by visual inspection - is it possible? Learn to recognize obviously cosmetic-only mold infections such as BlueStain.

What level of mold exposure is likely to be a risk to home inspectors? More than 30 sq .ft. of highly-airborne-type mold or even small areas of toxic mold if touched to an open cut or an eye.

Reference:
http://www.inspect-ny.com/sickhouse/NotMold.htm#cosmetic Harmless Black Mold.

Invisible mold hazards

When to suspect mold or fungal contamination when no mold is visible:

Trace actual building leaks by visible stains or by construction details known to make leaks or moisture problems likely.
Recognize leak-risk conditions increasing the risk of problematic mold.
Fiberglass insulation exposed to wet basements, crawl spaces, attics, is often a significant but invisible problem mold reservoir.
Mold growth in building interiors is a leak or water indicator that is important in diagnosing a wide range of building concerns besides just possible mold hazards.

Reference:
http://www.inspect-ny.com/sickhouse/Find_Invisible_Mold.htm How to Find Hidden Mold

When to Wear a HEPA Respirator

Wear a HEPA (and preferably also an organic vapor filtering double-canister) respirator. Paper dust masks (except the 3M N-95) are ineffective and thus dangerous. Repeated exposure to mold or other allergens can lead to increased sensitization, adult-onset asthma (DF), and even sudden and severe asthmatic attacks and anaphylactic shock (hearing booth client).

There is visible mold of more than 30 sq ft. or a very mold-suspect area
You are entering a dusty or dirty attic, basement, crawl space (explain to clients that you have higher regular exposure)
You are asthmatic, COPD, etc.

Steps to Avoid Mold, Bacterial, Viral Hazards in Buildings

Asthmatics: Do not permit asthmatic or COPD or similarly afflicted clients to enter or disturb moldy materials
Touching moldy or sewage-contaminated surfaces: Wash hands after touching dirty or moldy surfaces, never ever put a moldy finger into your eye (DF received two reports of lost eyes due to fungal infections) Experts wear eye protection.
Wash dirty dusty clothing or use disposable Tyvek(R) coveralls if you have to inspect dirty areas
Beware of walking or crawling in sewage or areas of previous sewage backups and floods; (Wear washable boots or disposable boot covers).
Rodents: Beware of walking or crawling in areas where there has been a severe rodent problem: urine and fecal waste may be pathogenic (wear a respirator in such crawl areas)
Reactions: Pay attention to physical responses in yourself and your clients when entering building areas but do not assume that no response means no hazard. (People vary widely in individual response).

References for Mold Problems in Buildings

http://www.inspect-ny.com/sickhouse/action.htm Mold Action Guide: What to do about mold, mildew, and other indoor allergens

http://www.inspect-ny.com/sickhouse/investigate.htm When to hire a professional to investigate a building for toxic mold

http://www.inspect-ny.com/sickhouse/NotMold.htm Stuff that is Not Mold or Stuff that is Harmless Mold

http://www.inspect-ny.com/structure/avoidmold.htm Mold Prevention: a guide to mold-resistant construction

How to Respond to Hostility, Weapons, Threats, Biting Dogs, Flitting Bats, Scratching Cats at Building Inspections

Dealing with violent or threatening building occupants, dogs, spiders, snakes, rats, other pests; weapons, threats, realtors. When and how to leave a threatening environment. How to get the inspection done.

Case histories of Violence at Home Inspections

Note: For reasons that will be apparent, I do not have photographs of these encounters.

Tenant Threatens Buyer: Tenant informs inspector he is going to beat up and then kill whomever is buying the house (seller is making tenant move out); inspector identifies client as friend/assistant; expressed sympathy, was able to complete the inspection; recapped off premises.
Tenant Attacks Clients: attacked by hostile tenant, brandishes rifle, uses car to throw gravel; left inspection, informed parties, tenant
removed from premises before reinspection;
Realtor Attacks Client: Client attacked by realtor, (realtor tried to push client's father down stairs in Westchester)
Realtor Attacks Home Inspector with Car: Bollinger vs. Vermilye, New Paltz NY
Home Owner Threatens Dog: Home owner threatens inspector (and inspector's dog) with pistol.

Steps to Avoid Trouble From Building Occupants

Assess the level of risk, monitor and change the assessment as needed Maintain professionalism, calmness, do not respond to hostility. As a professional guiding clients through a building:

Protecting the client is your first responsibility
Protecting yourself is your second responsibility

Bad Animals: Dealing With Biting, Nipping, Inspector-Chewing Dogs

Ask that dogs be off premises or confined in areas not to be entered during the inspection. Same for other potentially dangerous or hard to control pets. Do not permit owner's pets to escape, be lost, injured.

Owner's dog bit DF, giving the death bite; owner denied, child confirmed dog's behavior

Owner's dog biting clients, lured into attic bedroom, leaps out of third floor window during inspection (DF- Newburgh NY)

Owner of snake farm died (toxic mold, respiratory illness), owner operated exotic snake business in premises (DF - Orange County)

Bad People: Leaving the Premises Where Occupants Make Threats

Leave the premises if:

Occupants (or other parties) verbally or physically threaten anyone in the party
Occupants manifest weapons or other physical threats
Biting or threatening dog is not controlled

Contact: owner, realtor(s), attorneys, and if appropriate, police;

Do not return to the property without assurance that the potentially dangerous party is not on and will not be on or at the premises

Q&A session to address reporting concerns, priorities of hazards, hazard recognition for Home Inspectors

Some Q&A Safety Topics for Home Inspectors

What is the Right or Obligation of a Licensed Home Inspector to

report hazardous conditions, and to whom, and when, and in what form
turn off visibly unsafe heaters, electrical equipment, flooding or burst piping, etc.
disable unsafe equipment when there is evidence of owner/handyman override of safety controls

The "last man in the building" is typically held responsible for subsequent catastrophes such as exploding equipment, fires, shocks, collapses. A professional is expected to be able to observe, evaluate, and act appropriately.

Defending Shutting Down Unsafe Equipment

The balance between risk of damage to property, possible fire, explosion, shock, or fatality, versus inconvenience to occupants or risk of freeze-damage:

Fire and death risks trump convenience in court. Home inspectors are qualified and responsible individuals on a property who, as building professionals, have a duty to protect both clients and occupants where there are, in the inspector's judgment, serious, immediate, safety hazards. (14 million BTUH boiler in a community center with a 2000 BTUH relief valve?)
Relief valves on tanks - water, water heater, boilers, steam boilers: when might a TP valve be missing but the system "safe"; why drips are potential killers; what is a BLEVE and why do water tanks become rockets?

Determining when a structural defect is an immediate and major hazard

Broken bond courses. Sudden calamitous collapses.
How should we report hazards and to whom?
What is the scope of a licensed professional inspector's responsibility?

Additional References to Building Inspection Safety Procedures Available Online

ASHI Standards of Practice for Home Inspections - Jan 2002 to present, and ASHI Standards History - links to older and alternative versions of Home Inspection Standards

http://www.inspect-ny.com/vision/vision.htm The Nature of Vision, Inspecting Complex Systems, Why Inspectors Don't See certain defects and miss important omissions

http://www.inspect-ny.com/vision/sinkholes.htm Can X-Ray Vision Warn of Sink Holes? in Florida or elsewhere

http://www.inspect-ny.com/structure/x-ray.htm Developing your X-Ray Vision - 6th Ed. The Science of Building Inspections - advanced home inspection techniques including "The Limits of Vision," "Inattentional Blindness," "Invasive Inspection Methods," "Missed Defects," & "Contextual Inspection," "Termite Inspections," "Moisture & Building Water Entry," © Daniel Friedman 2006-1987

Accident Frequency, Place of Occurrence, and Relation to Chronic Disease, Selwyn D. Collins, F. Ruth Phillips, Dorothy S. Oliver

Marguerite Keller, The Milbank Memorial Fund Quarterly, Vol. 33, No. 2 (Apr., 1955), pp. 199-203 doi:10.2307/3348401 This article consists of 5 page(s).

The Denominator Blindness Effect: Accident Frequencies and the Misjudgment of Recklessness, W. KIP VISCUSI
Vanderbilt University Law School; National Bureau of Economic Research (NBER); Vanderbilt University - Department of Economics; Vanderbilt University - Owen Graduate School of Management RICHARD J. ZECKHAUSER, Harvard University - John F. Kennedy School of Government; National Bureau of Economic Research (NBER) October 2002, Harvard Law and Economics Discussion Paper No. 387
"People seriously misjudge accident risks because they routinely neglect relevant information about exposure. Such risk judgments affect both personal and public policy decisions, e.g., choice of a transport mode, but also play a vital role in legal determinations, such as assessments of recklessness. Experimental evidence for a sample of 422 jury-eligible adults indicates that people incorporate information on the number of accidents, which is the numerator of the risk frequency calculation. However, they appear blind to information on exposure, such as the scale of a firm's operations, which is the risk frequency denominator. Hence, the actual observed accident frequency of accidents/exposure is not influential."

http://www.benbest.com/lifeext/causes.html Causes of Death, Ben Best

Implementation of Safety and Health on Construction Sites: Proceedings of ... By Amarjit Singh, Jimmie Hinze, Richard J. Coble Published 1999 Taylor & Francis Building sites ISBN 9058090361

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