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Central Vacuum in a home inspection. Yes or No

Education & Training with Centsable Inspection

March 05, 2011 05:16 PM

Many inspectors offer additional services beyond what is required in a State or Professional Organization Standards of Practice.

With the increasing use of Compact Fluorescent Lights (CFL) there is an increase in risk of a mercury spill in the home. Most people I speak with regarding a broken CFL are not aware of the hazards of using a vacuum cleaner for a mercury spill.

Is there any liability in operating a central vacuum during a home inspection if that vacuum were used to cleanup a mercury spill?

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Jeffrey DiMuria 321.223.6253 Waves Realty

Waves Realty - Melbourne, FL

Florida Space Coast Homes

hmmm...that is a valid point that I had not thought of. I wonder if Central Vac is a big issue with CFLs

Mar 05, 2011 05:18 PM

Jim Mushinsky

Centsable Inspection - Framingham, MA

Any vacuum is effectively ruined when used to clean up mercury.

Discarding a portable vacuum is not a big deal. However, changing or discarding the central vacuum may encounter a bit more reluctance. Maybe to the point of continued use after a mercury spill cleanup.

Mar 05, 2011 05:35 PM

Dale Ganfield

Leland, NC

Jim, this is a question I have not yet pondered. Fortunately, central vacs are excluded from my contract scope and you may have convinced me to keep it that way.

Mar 06, 2011 07:17 AM

Jim Mushinsky

Centsable Inspection - Framingham, MA

Hi Dale. I am almost at the point to say that I do not even want to be in the house when the vacuum is activated, since I won't know if it has ever been used to vacuum up a broken CFL.

Mar 06, 2011 09:53 AM

Jim Watzlawick

Watz Home Inspections - Algonquin, IL

Watz Home Inspections

I presently do not check central vac systems and do not intend to in the future, but any vacuum may have some residue from a compact floresent because you can't get it all with a broom.

Apr 08, 2011 08:22 AM

Jim Mushinsky

Centsable Inspection - Framingham, MA

Jim - I agree that you can pick up all the mercury with a broom. To the best of my knowledge a broom should NOT be used to clean up a mercury spill. See the EPA and local Board of Health guidelines for the recommended procedures.

Apr 08, 2011 10:44 AM

Steven Turetsky

Comprehensive Building Inspections & Consultants - Staten Island, NY

Building Moisture Analyst

Are you referring to liability or exposure?

Whether you decide to test a central vac system during an inspection is up to the individual inspector. The amount of labor invested to flip a cover as walking by is minuscule, and I'd rather report a system that does not work, than not report.

I agree that such systems go beyond the SOP, SOP is the minimal level of requirement. My inspections go beyondSOP (as I'm sure many of you will agree about yourselves). My contract states exactly what is included in the inspection. It also mentions certain items that may(or may not) be looked at as a courtesy. My contracts clearly include limits of liability. No, I don't test drive the vac, nor do include it's efficiency.

As far as exposure to the mercury, I don't know the SCIENTIFIC response, but I don't think the momentary operation of the unit is going to create a dangerous exposure.

Jun 08, 2011 02:51 PM

Jim Mushinsky

Centsable Inspection - Framingham, MA

Hi Steven - Thanks for your comments. My point is refers to the home inspector decision, as you point out, it is the decision of the individual inspector.

My current opinion and practice is avoid activating the central vacuum. I defer this test to my client,

I'm not concerned about liability. I feel this falls into the category of owner premise liability. As far as exposure, well I've played with mercury quite frequently in my younger years, a little too late for me to claim mercury exposure symptoms now.

Jun 16, 2011 10:40 AM

Robin Wells

WellSwept Chimneys - Victoria Harbour, ON

Giving Peace Of Mind One Chimney At A Time

The recommendations on cleanup of CFL is to not use vacuum. However, one can not be assured if it were used or not. However, the mercury in the CFL is often primarily a vapor or Hg(O) and would have released into the room air. This for the most part would have caused highest exposure levels immediately after breakage, and then diminished as it dissipated into the surrounding air. Mercury at room temperature will slowly turn into a gas, and as the temperature increases will vaporize more quickly. See some more info on links below.

Mercury in Compact Flourescent Lamps

Is Mercury from a Broken CFL Dangerous

Now as we likley all know the EPA recommends not vacuuming! If anything this would move the vapor around more than already happening.

Cleaning up a broken CFL - EPA

What is mercury

While it is beyond any SOP, there is likley little risk in the operation of any central vacuum based upon what is stated in attached articles.

Apr 11, 2017 12:31 PM

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