Home Inspection FYI

Providing Help, Knowledge and Other Useful Information To Home Owners Everywhere

Home Inspection FYI - Providing Help, Knowledge and Other Useful Information To Home Owners Everywhere

Category Archives: Code Compliance

Arc-Fault Circuit Interrupters

Arc-Fault Circuit Interrupters

Arc-fault circuit interrupters (AFCIs) are special types of electrical receptacles or outlets and circuit breakers designed to detect and respond to potentially dangerous electrical arcs in home branch wiring.receptacles 300x201 Arc Fault Circuit Interrupters

 

How do Arc-fault circuit interrupters work?

 

Arc-fault circuit interrupters (AFCIs) function by monitoring the electrical waveform and promptly opening (interrupting) the circuit they serve if they detect changes in the wave pattern that are characteristic of a dangerous arc. Arc-fault circuit interrupters also must be capable of distinguishing safe, normal arcs, such as those created when a switch is turned on or a plug is pulled from a receptacle, from arcs that can cause fires. An AFCI can detect, recognize, and respond to very small changes in wave pattern.

What is an arc?

When an electric current crosses an air gap from an energized component to a grounded component, it produces a glowing plasma discharge known as an arc. For example, a bolt of lightening is a very large, powerful arc that crosses an atmospheric gap from an electrically charged cloud to the ground or another cloud. Just as lightning can cause fires, arcs produced by domestic wiring are capable of producing high levels of heat that can ignite their surroundings and lead to structure fires.

According to statistics from the National Fire Protection Agency for the year 2005, electrical fires damaged approximately 20,900 homes, killed 500 people, and cost $862 million in property damage. Although short-circuits and overloads account for many of these fires, arcs are responsible for the majority and are undetectable by traditional (non-AFCI) circuit breakers.

Where are arcs likely to form?

Arcs can form where wires are improperly installed or when insulation becomes damaged. In older homes, wire insulation tends to crystallize as it ages, becoming brittle and prone to cracking and chipping. Damaged insulation exposes the current-carrying wire to its surroundings, increasing the chances that an arc may occur.

Situations in which arcs may be created:

  • electrical cords damaged by vacuum cleaners or trapped beneath furniture or doors.
  • damage to wire insulation from nails or screws driven through walls.
  • appliance cords damaged by heat, natural aging, kinking, impact or over-extension.electrical arc inspect Arc Fault Circuit Interrupters
  • spillage of liquid.
  • loose connections in outlets, switches and light fixtures.

Where are Arc-fault circuit interrupters (AFCIs) required?

Locations in which Arc-fault circuit interrupters (AFCIs) are required depend on the building codes adopted by their jurisdiction. Inspectors are responsible for knowing what building codes are used in the areas in which they inspect.

The 2006 International Residential Code (IRC) requires that Arc-fault circuit interrupters (AFCIs) be installed within bedrooms in the following manner:

E3802.12 Arc-Fault Protection of Bedroom Outlets. All branch circuits that supply120-volt, single-phase, 15- and 20-amp outlets installed in bedrooms shall be protected by a combination-type or branch/feeder-type arc-fault circuit interrupter installed to provide protection of the entire branch circuit.

Exception: The location of the arc-fault circuit interrupter shall be permitted to be at other than the origination of the branch circuit, provided that:
  1. The arc-fault circuit interrupter is installed within 6 feet of the branch circuit overcurrent device as measured along the branch circuit conductors, and
  2. The circuit conductors between the branch circuit overcurrent device and the arc-fault circuit interrupter are installed in a metal raceway or a cable with metallic sheath.

The National Electrical Code (NEC) offers the following guidelines concerning Arc-fault circuit interrupters (AFCIs) placement within bedrooms:

Dwelling Units. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit in family rooms, dining rooms, living rooms, parlors, libraries, dens, sun rooms, recreation rooms, closets, hallways, or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter, combination-type installed to provide protection of the branch circuit.

Some jurisdictions do not yet require their implementation in locations where Arc-fault circuit interrupters (AFCIs) can be helpful.afci inspection Arc Fault Circuit Interrupters

What types of Arc-fault circuit interrupters (AFCIs) are available?

 

The four most common types of AFCIs are as follows:

  • Branch/feeder—installed at the main electrical panel or sub-panel.
  • Outlet circuit—installed in a branch-circuit outlet.
  • Combination—complies with the requirements of both the branch/feeder and the outlet circuit AFCIs.
  • Cord—a plug-in device connected to the receptacle outlet.

Nuisance Tripping

An Arc-fault circuit interrupters (AFCIs) might activate in situations that are not dangerous and create needless power shortages. This can be particularly annoying when an Arc-fault circuit interrupters (AFCIs) stalls power to a freezer or refrigerator, allowing its contents to spoil. There are a few procedures an electrical contractor can perform in order to reduce potential “nuisance tripping,” such as:

  • Check that the load power wire, panel neutral wire and load neutral wire are properly connected.
  • Check wiring to ensure that there are no shared neutral connections.
  • Check the junction box and fixture connections to ensure that the neutral conductor contacts a grounded conductor.

Arc-fault circuit interrupters (AFCIs)  vs. Ground Faults

It is important to distinguish AFCI devices from Ground Fault Circuit Interrupter (GFCI) devices. GFCIs detect ground faults, which occur when current leaks from a hot (ungrounded) conductor to a grounded object as a result of a short-circuit. This situation can be hazardous when a person unintentionally becomes the current’s path to the ground. GFCIs function by constantly monitoring the current flow between hot and neutral (grounding) conductors, and activate when they sense a difference of 5 milliamps or more. Thus, GFCIs are intended to prevent personal injury due to electric shock, while AFCIs prevent personal injury and property damage due to structure fires.

Arc-fault circuit interrupters (AFCIs) are designed to detect small arcs of electricity before they have a chance to lead to a structure fire.

 

Arc-fault circuit interrupters (AFCIs)

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What Is Safety Glass

Safety glass is a stronger, safer version of ordinary glass.

Safety glass is often used in locations where human harm due to breakage is likely, such as cars, storm doors and low windows. Safety glass is found in the following two forms:

  • Laminated safety glass, not to be confused with tempered glass, is commonly found in car windshields. Laminated glass is produced by bonding materials such as resin or a thin, transparent plastic film, known as PVB, between multiple sheets of ordinary glass. The effect of this safety glazing process is that, when shattered, the laminated safety glass will adhere to the plastic sheet and be held in place. Laminated safety glass blocks most ultraviolet radiation and sound, and is used in cutting boards, thermometers, and bullet-resistant bank windows.
  • Tempered safety glass fractures parallel to its edge rather than perpendicular, and when it shatters, it breaks into small, rounded, generally safe pieces. This safety glass is created by heating the glass to a high temperature and then rapidly cooling it to produce compression stress fractures on the surface, while retaining tension in the center. The glass is several times stronger as a result of the process, and it can withstand significantly higher temperatures. Tempered safety glass is commonly found in rear and side car windows, computer monitors, and storm doors. Unlike laminated safety glass, it cannot be custom cut once it is formed.safety glass inspection 1 What Is Safety Glass

Where in a home might you find Safety Glass?

Laminated safety glass may be sometimes found in shower enclosures, but laminated safety glass is generally uncommon in homes. Tempered safety glass appears more often and can be found in storm doors, skylights, sliding glass doors, and unsafe locations.

Tempered safety glass should be found in locations considered to be, according to the 2006 version of the International Residential Code (IRC), “subject to human impact.”

It describes these locations for safety glass, as well as their exceptions, in
“R308.4 – Hazardous locations” under
“Section R308 – Glazing” as the following:

R308.4: The Following shall be Considered Specific Hazardous
Locations for the Purposes of Glazing:

1. Glazing in swinging doors except jalousies.

2. Glazing in fixed and sliding panels of sliding door assemblies, and panels
in sliding and bifold closet door assemblies.

3. Glazing in storm doors.

4. Glazing in all unframed swinging doors.

5. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs, and showers. Glazing in any part of a building wall enclosing these compartments where the bottom exposed edge of the glazing is less than 60 inches (1524 mm) measured vertically above any standing or walking surface.

6. Glazing in an individual fixed or operable panel adjacent to a door where the nearest vertical edge is within a 24-inch (610 mm) arc of the door in a closed position and whose bottom edge is less than 60 inches (1524 mm) above the floor or walking surface.

7. Glazing in an individual fixed or operable panel, other than those locations described in Items 5 and 6 above, that meets all of the following conditions:

            7.1. Exposed area of an individual pane larger than 9 square feet (0.836 mm).

            7.2. Bottom edge less than 18 inches (457 mm) above the floor.

            7.3. Top edge more than 36 inches (914 mm) above the floor.

            7.4. One or more walking surfaces within 36 inches (914 mm) horizontally of the glazing.

8. All glazing in railings regardless of an area or height above a walking surface. Included are structural baluster panels and nonstructural infill panels.

9. Glazing in walls and fences enclosing indoor and outdoor swimming pools, hot tubs, and spas where the bottom edge of the glazing is less than 60 inches (1524 mm) above a walking surface and within 60 inches (1524 mm) horizontally of the water’s edge. This shall apply to single glazing and all panes in multiple glazing.

10. Glazing adjacent to stairways, landings and ramps within 36 inches (914 mm) horizontally of a walking surface when the exposed surface of the glass is less than 60 inches (1524 mm) above the plane of the adjacent walking surface.

11. Glazing adjacent to stairways within 60 inches (1524 mm) horizontally of the bottom tread of a stairway in any direction when the exposed surface of the glass is less than 60 inches (1524 mm) above the nose of the tread.

Exception: The following products, materials and uses are exempt from the above hazardous locations:

1. Openings in doors through which a 3-inch (76 mm) sphere is unable to pass.

2. Glazing in Section R308.4, Items 1, 6, or 7, in decorative glass.

3. Glazing in Section R308.4, Item 6, when there is an intervening wall or other permanent barrier between the door and the glazing.

4. Glazing in Section R308.4, Item 6, in walls perpendicular to the plane of the door in a closed position, other than the wall toward which the door swings when opened, or where access through the door is to a closet or storage area 3 feet (914 mm) or less in depth. Glazing in these applications shall comply with Section R308.4, Item 7.

5. Glazing in Section R308.4, Items 7 and 10, when a protective bar is installed on the accessible side(s) of the glazing 36 inches ± 2 inches (914 mm ± 51 mm) above the floor. The bar shall be capable of withstanding a horizontal load of 50 pounds per linear foot (730 N/m) without contacting the glass and be a minimum of 1-1/2 inches (38 mm) in height.

6. Outboard panes in insulating glass units and other multiple glazed panels in Section R308.4, Item 7, when the bottom edge of the glass is 25 feet (7620 mm or more above grade, a roof, walking surfaces, or other horizontal [within 45 degrees (0.79 rad) of horizontal] surface adjacent to the glass exterior.

7. Louvered windows and jalousies complying with the requirements of Section R308.2.

8. Mirrors and other glass panels mounted or hung on a surface that provides a continuous backing support.

9. Safety glass glazing in Section R308.4, Items 10 and 11, is not required where:

            9.1. The side of a stairway, landing or ramp has a guardrail or handrail, including balusters or in-fill panels, complying with the provisions of the handrail and guardrail requirements; and

            9.2. The plane of the glass is more than 18 inches (457 mm) from the railing; or

            9.3. When a solid wall or panel extends from the plane of the adjacent walking surface to 34 inches (86 mm) to 36 inches (914 mm) above the floor and the construction at the top of that wall or panel is capable of withstanding the same horizontal load as the protective bar.

10. Glass block panels complying with Section R610.

How do you identify safety glass?

If safety glass is not specifically labeled as such, there are often signs that aid in its identification. Unfortunately, safety glass may be impossible to identify ordinary glass with certainty without breaking it. On storm doors and other installations, safety glass must be labeled.

According to the IRC, tempered safety glass must contain an identifying label. It states that a safety glass label must be “acid-etched, sandblasted, ceramic-fired, laser-etched, embossed, or be of a type which, once applied, cannot be removed without being destroyed.” Tempered spandrel glass, an opaque glass found in commercial curtain walls, is exempt from this rule because an etched label can cause the entire panel to fracture. Of multipane assemblies containing safety glass, the IRC states the following:

R308.1.1 Identification of multipane assemblies.  Multipane assemblies having individual panes not exceeding 1 square foot (0.09 m2) in exposed area shall have at least one pane in the assembly identified in accordance with Section R308.1. All other panes in the assembly shall be labeled ”16CFR1201.”

Section R308.1 details identification as follows:

R308.1 Identification. Except as indicated in Section R308.1.1, each pane of glazing installed in hazardous locations as defined in Section R308.4 shall be provided with a manufacturer’s or installer’s label, designating the type and thickness of glass and the safety glazing standard with which it complies, which is visible in the final installation. The label shall be acid-etched, sandblasted, ceramic-fired, embossed-mark, or shall be of a type which, once applied, cannot be removed without being destroyed.

Country-specific laws similarly require a permanent label on most or all safety glass. In the UK, for instance, tempered glass must include a “T,” and laminated glass must include an “L.” New Zealand requires, according to Clause 303.7 of NZS 4223:Part3:1999, that all safety glass include a label at the bottom that includes the following information:

(a) the name, registered trademark or code of the manufacturer or supplier;
(b) the type of safety glazing material. This may be in the form of a code, such as T for Toughened glass, or L for Laminated Glass, as indicated by the relevant test Standard (refer AS/NZS 2208);
(c) the Standard to which the safety glazing material has been tested, e.g. AS/NZS 2208;
(d) if applicable, the classification relating to impact test behaviour, i.e., A for Grade A, B for Grade B, C for Grade C.

 

Laminated safety glass is often labeled, although codes do not always require safeyt glass to be. An easy way to tell if unlabeled laminated safety glass is indeed laminated is by examining the reflection of your hand or some other object. As there are two pieces of glass, you should see two different images, but you must be careful to not confuse them with the inner and outer surfaces of a single sheet of ordinary glass. Laminated safety glass is also slightly thicker than ordinary glass, although this difference is difficult to discern without the aid of very precise measuring instruments.

Tempered safety glass can also be identified through polarized glasses when viewed from an angle. With tempered safety glass, black lines, a result of the heating and cooling process, should appear as your angle from the glass surface increases and you approach the glass’s side.

More Safety Glass Information

 What Is Safety Glass

 

 

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Bedrooms That Really Aren’t Supposed to Be Bedrooms

Bedrooms or any room for that matter, must conform to specific requirements in order for it to be considered a bedroom or sleeping room. The reason for this law is that the inhabitant must be able to quickly escape in case of fire or another emergency.

Why would a homeowner use non-conforming rooms as a bedrooms?
non window in bedrooms 300x225 Bedrooms That Really Arent Supposed To Be Bedrooms  Some of the reasons include:

  • to earn money from it as a rental. While they run the risk of being discovered by the city, landlords will profit by renting out rooms that are not legally bedrooms;
  • to increase the value of the home. All other considerations being equal, a four-bedroom house will usually sell for more than a three-bedroom house; and
  • lack of knowledge of code requirements. To the untrained eye, there is little obvious difference between conforming bedrooms and non-conforming bedrooms. When an emergency happens, however, the difference will be more apparent.

Homeowners run serious risks when they using a non-conforming rooms as a bedrooms. An embittered tenant, for instance, may bring their landlord to court, especially if the tenant was forced out when faux bedrooms are exposed. Landlords, upon being exposed, might choose to adjust the bedrooms to make them code-compliant, but this can cost thousands of dollars. Landlords can also be sued if they sell the home after having advertised it as having more bedrooms than it actually has. And the owner might pay more than they should be paying in property tax if they incorrectly list a non-conforming bedroom as a bedroom. Perhaps the greatest risk posed by rooms that unlawfully serve as bedrooms stems from the reason these laws exist in the first place:  rooms lacking egress can be deadly in case of an emergency. Unfortunately in many cases people have been killed by a blaze when they had no easy escape.

The following requirements are taken from the 2006 International Residential Code (IRC), and they can be used as a general guide, but bear in mind that the local municipality determines the legal definition of bedrooms. Such local regulations can vary widely among municipalities, and what qualifies as a bedroom in one city might be more properly called a den in a nearby city. In some municipalities, the room must be above grade, be equipped with an AFCI or smoke alarm to be considered conforming bedrooms, for instance. Ceiling height and natural lighting might also be factors. The issue can be extremely complex, so it’s best to learn the code requirements for your area. Nevertheless, the IRC can be useful, and it reads as follows:

  • EMERGENCY ESCAPE AND RESCUE REQUIRED SECTION: R 310.1 Basements and every sleeping room shall have at least one operable emergency and rescue opening. Such opening shall open directly into a public street, public alley, yard or court. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room, but shall not be required in adjoining areas of the basement. Where emergency escape and rescue openings are provided, they shall have a sill height of not more than 44 inches (1,118mm) above the floor. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with SECTION R310.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well, in accordance with SECTION R310.2.  
    • MINIMUM OPENING AREA: SECTION: R 310.1.1 All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet (0.530 m2). Exception: Grade floor openings shall have a minimum net clear opening of 5 square feet (0.465 m2).
    • MINIMUM OPENING HEIGHT: R 310.1.2 The minimum net clear opening height shall be 24 inches (610mm).
    • MINIMUM OPENING WIDTH: R 310.1.3 The minimum net clear opening width shall be 20 inches (508mm).
    • OPERATIONAL CONSTRAINTS: R 310.1.4 Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools or special knowledge.
  • WINDOW WELLS: SECTION: R310.2 The minimum horizontal area of the window well shall be 9 square feet (0.9 m2), with a minimum horizontal projection and width of 36 inches (914mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened. Exception: The ladder or steps required by SECTION R 310.2.1 shall be permitted to encroach a maximum of 6 inches (152mm) into the required dimensions of the window well.
  • LADDER AND STEPS: SECTION: R 310.2.1 Window wells with a vertical depth greater than 44 inches (1,118mm) shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section shall not be required to comply with SECTIONS R311.5 and R311.6. Ladders or rungs shall have an inside width of at least 12 inches (305 mm), shall project at least 3 inches (76mm) from the wall, and shall be spaced not more than 18 inches (457mm) on-center vertically for the full height of the window well.
  • BULKHEAD ENCLOSURES: SECTION: R 310.3 Bulkhead enclosures shall provide direct access to the basement. The bulkhead enclosure with the door panels in the fully open position shall provide the minimum net clear opening required by SECTION R 310.1.1. Bulkhead enclosures shall also comply with SECTION R 311.5.8.2.
  • BARS, GRILLS, COVERS, AND SCREENS: SECTION: R 310.3 Bars, grilles, covers, screens or similar devices are permitted to be placed over emergency escape and rescue openings, bulkhead enclosures, or window wells that serve such openings, provided the minimum net clear opening size complies with SECTIONS R 310.1.1 to R 310.1.3, and such devices shall be releasable or removable from the inside without the use of a key, tool, special knowledge, or force greater than that which is required for normal operation of the escape and rescue opening.
  • EMERGENCY ESCAPE WINDOWS UNDER DECKS AND PORCHES: SECTION: R 310.5 Emergency escape windows are allowed to be installed under decks and porches, provided the location of the deck allows the emergency escape window to be fully opened and provides a path not less than 36 inches (914 mm) in height to a yard or court.

Non-conforming bedrooms are rooms that unlawfully serve as bedrooms, as the occupant would lack an easy escape in case of emergency.

Non conforming bedrooms

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