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Daniel Friedman 
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Building & Environmental Inspection, Testing, Diagnosis, Repair, & Problem Prevention Advice

Here we discuss safety hazards for building and home inspectors, contractors, and for building owners who need to inspect or test the condition of their building. Readers should also see our list of inspector safety articles at Home Inspection Education & Services - Safety Articles.

© 2009 Daniel Friedman, all rights reserved. Electronic reproduction by any means is prohibited. Printed copies can be printed and distributed at no fee.

03/26/2008 - Connecticut Association of Home Inspectors

Abstract - this brief paper is a summary of Home Inspection Safety Hazards a more complete document providing safety advice for home inspectors

Accident prevention for home inspectors: the purpose of this class and the accompanying web article at /ashi/Inspection_Safety.htm is to reduce the chance of serious injury or death for home inspectors, other building inspectors, and building occupants.

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

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).

We do not perceive risk accurately

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.

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.

Falls: The highest risk of injury by falls occurs among the elderly but falls are a particular hazard for home inspectors because of the need to access attics, roofs, and also simply because of the distractions while inspecting any building site. "Falls represent the most frequent non-transportation related accidents occurring among older adults and are the leading cause of home fatalities for this population.

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) (Also see ROOF INSPECTION SAFETY & LIMITS for more details on this topic).

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, loose mineral granules, moss, lichens, and pine needles are especially dangerous)
• 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

The author has consulted in depth concerning fall injuries and has performed case studies investigating stair and rail accident and injury lawsuits. The full paper and the class materials reviewed several falling lawsuits for which the author was consulted.

Home inspectors are qualified to observe, photodocument, and report on physical conditions at a building, such as stairs which are defective for any of a variety of reasons.

How to Avoid Stair, & Railing & Ladder Accidents

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

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)

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)

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?

Other Attic Hazards For Building Inspectors

Other Basement or Crawl Space Hazards

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

1. Electrician in Atlanta killed while removing electrical panel cover explosion
2. Homeowner denies unsafe wiring, gets shocked;
3. Realtor instructs tenant to cut and remove harmless zip-cord wiring-fuses blow, curls tenant's hair.
4. Rat's nest wiring comment frightens high-heeled client, runs through dark basement, fall

• 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://InspectAPedia.com/electric/ElecSafety.htm
  Electrical Safety Hazards and Safe Electrical Inspection Procedures

http://InspectAPedia.com/electric/ElecPanelInsp.htm How to Inspect Residential Electrical Panels

Other electrical safety and product hazard references

• http://InspectAPedia.com/aluminum/aluminum.htm Aluminum Wiring Information
• http://InspectAPedia.com/electric/ElecAmps.htm Ampacity of an Electrical Service
• http://InspectAPedia.com/fpe/fpepanel.htm Federal Pacific Electric (FPE) Stab-Lok
• http://InspectAPedia.com/electric/multiwir.htm Multi-wire branch circuit inspection
• http://InspectAPedia.com/electric/HolmConf.htm Rust and Corrosion in Electrical Panels,
• http://InspectAPedia.com/electric/Zinsco.htm Zinsco Sylvania Electrical Panel Hazards
• http://InspectAPedia.com/lightning/lightning.htmLightning Protection Systems

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.

• Decide the level of risk
• Report all leaks
• 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

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

1. Smell (unreliable both in variation among individuals and in densitization on prolonged or gradual exposure)
2. Visual inspection
3. Gas detection instruments

Heating System Inspection & Gas Leak Detection & Reporting References

• http://InspectAPedia.com/plumbing/gasfaults.htm How to Check Gas Piping, Controls, Regulators Tanks
• http://InspectAPedia.com/plumbing/gasfaults10.htm How to Identify & Gas Leaks
• http://InspectAPedia.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

Wood framing and sheathing, especially unsafe roof framing or rotted sheathing

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 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.

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

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

References for Septic System Safety:

• http://InspectAPedia.com/septic/septicsafety.htm
  Septic & Cesspool Safety Procedures
• http://InspectAPedia.com/septic/septgas.htm
  Diagnosing and Curing Sewer Gas Smells and Septic Tank Odors
• http://InspectAPedia.com/sickhouse/sewage.htm
  Sewage or Septic contamination in buildings - Investigation, Testing and Remediation
• http://InspectAPedia.com/septic/sludgescum.htm
  Residential Septic Tank Sludge and Scum - what pathogens and contaminants do they contain?
• http://InspectAPedia.com/septic/contaminants.htm
  Septic system contaminants: identifying water and soil contaminants produced by onsite waste disposal systems

Oil Tank References

http://InspectAPedia.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.

Mold Inspection / Detection / Testing References:

• http://InspectAPedia.com/sickhouse/NotMold.htm#cosmetic Harmless Black Mold.
• http://InspectAPedia.com/sickhouse/Find_Invisible_Mold.htm How to Find Hidden Mold
• http://InspectAPedia.com/sickhouse/action.htm Mold Action Guide: What to do about mold
• http://InspectAPedia.com/sickhouse/investigate.htm When to hire a professional
• http://InspectAPedia.com/sickhouse/NotMold.htm Stuff that is Not Mold or Stuff that is Harmless Mold
• http://InspectAPedia.com/structure/avoidmold.htm Mold Prevention: a guide

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.

1. 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.
2. Tenant Attacks Clients: attacked by hostile tenant, brandishes rifle, uses car to throw gravel; left inspection, informed parties, tenant
   removed from premises before reinspection;
3. Realtor Attacks Client: Client attacked by realtor, (realtor tried to push client's father down stairs in Westchester)
4. Realtor Attacks Home Inspector with Car: Bollinger vs. Vermilye, New Paltz NY
5. 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:

1. Protecting the client is your first responsibility
2. 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.

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.

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DECK & PORCH CONSTRUCTION
DECK COLLAPSE Case Study
DECK FLASHING LEAKS, ROT Case Study
DISASTERS: BUILDING INSPECTION & REPAIR SAFETY
ELECTRICAL SAFETY for Inspectors
Home Inspection Safety Hazards
  Survey of Hazards
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  Stair, Rail, & Ladder
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  Basement or Crawl
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  Lifting accidents
  Working Alone
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  Q&A session
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STAIRS, RAILINGS, LANDINGS, RAMPS - INSPECTIONS, CODES
Safe Residential Construction Guide

• http://InspectAPedia.com/vision/vision.htm The Nature of Vision, Inspecting Complex Systems, Why Inspectors Don't See certain defects and miss important omissions
• http://InspectAPedia.com/vision/sinkholes.htm Can X-Ray Vision Warn of Sink Holes? in Florida or elsewhere
• http://InspectAPedia.com/structure/x-ray.htm Developing your X-Ray Vision - 6th Ed. The Science of Building Inspections - advanced home inspection techniques
• http://InspectAPedia.com/structure/x-ray-ppt_files/frame.htm Developing your X-Ray Vision - 5th Ed.- Powerpoint classroom slides © 2005 Daniel Friedman All Rights Reserved

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Use this simple, economical mold test kit by following our instructions on how to collect and mail mold samples to our lab

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