I received a call the other day from a listing agent, homeowner and an appliance tech (conference call) flaming me for exceeding the TREC Standards of Practice (SOP). Their beef was because I performed a CO detection inspection of the gas cook-top. I found elevated emission levels, unhealthful by any standards, of CO and the appliance tech they hired said he could find nothing wrong, of course he did not have a CO detector. I wanted to hang up right then but restrained my IDIOT ALARM and requested everyone's E-mail and provided all parties concerned the information below.
TREC SOP http://info.sos.state.tx.us/pls/pub/readtac$ext.TacPage?sl=R&app=9&p_dir=&p_rloc=&p_tloc=&p_ploc=&pg=1&p_tac=&ti=22&pt=23&ch=535&rl=229
Carbon monoxide (CO) concentration in Parts Per Million (ppm) or as percentage of air
Parts Per Million | % of CO in the air | Inhalation time and toxic symptoms developed |
0 - 1 ppm | .0001% | Normal background levels |
9 ppm | .0009% | Maximum allowable concentration short term in living area (ASHRAE) |
25 ppm | .0025% | Maximum exposure TWA (Time Weighted Average) (ACGIH) in the workplace. |
50 ppm | .005% | Maximum exposure allowed (OSHA) in the workplace. |
200 ppm | .02% | Mild headache, fatigue, nausea and dizziness. |
400 ppm | .04% | Serious headache - other symptoms intensify. Life threatening after 3 hours. |
800 ppm | .08% | Dizziness, nausea and convulsions. Unconscious within 2 hours, dead within 2 to 3 hours. |
1600 ppm | .16% | Headache, dizziness and nausea. Death within 1 - 2 hours. |
3200 ppm | .32% | Headache, dizziness and nausea. Death within 1 hour. |
6400 ppm | .64% | Headache, dizziness and nausea. Death within 25 - 30 minutes. |
12,800 ppm | 1.28% | Death within 1 - 3 minutes. |
Effects can vary significantly based on age, sex, weight and overall health.
EPA http://www.epa.gov/iaq/co.html
CPSC http://www.cpsc.gov/CPSCPUB/PUBS/464.pdf
CO Busters http://home.att.net/~cobusters1/
Carbon Monoxide Information Center Sponsored by First Alert
(312) 337-7773
Carbon Monoxide Detectors - UL Standard
"According to UL Standard 2034, home carbon monoxide detectors must sound a warning before carbon monoxide levels reach 100 parts per million over 90 minutes, 200 parts per million over 35 minutes or 400 parts per million over 15 minutes. The standard requires the alarm must sound before an average; healthy adult begins to experience symptoms of carbon monoxide poisoning. The warning provides time to evacuate the premises."
Notice there are three organizations that rate levels below 100 ppm as unsafe, this is before many home CO alarms/monitors/detectors would ever sound for a potential problem. End of reply
When you or anyone you know owns gas-fired appliances please have them checked periodically for proper installation, CO emission, and proper venting and make certain CO detectors are installed to manufacture specifications at every elevation of the home. Especially after spills or other possible equipment disruption or damage.
Hazardous levels of CO can also be produced on or in electric appliances from spills, overcooking, self-cleaning cycles and dirty equipment.
If you're an Inspector, I implore you to get the training and equipment to perform these simple tests as part of your inspection procedure. I often find and found elevated levels of CO over 300 ppm on an $1800.00 brand new, direct from the factory Thermador six burner unit. This was in a $1,300,000.00 home for a builder who I do Quality Assurance (QA) inspections for. He believes my Tech inspections are worth the price versus a wrongful death lawsuit by the survivors or their relatives.
If you are worried about recouping costs involved I offer two-tier inspections, SOP and Technical. Tech increases revenue by placing me in a professional hourly wage position versus some of the flatter NAR rates our industry has been under for years.
The majority of the inspection bids I receive become Tech once potential clients understand the difference. Thus increasing my overall bottom line.
Get the training, buy the equipment, provide better service, and earn more income. It's a win for the clients and for the inspection profession.
Regards,
BARRY ADAIR Owner-Professional Inspector-Moisture Analyst
TREC # 4563
EDI: EIFS-MA TX # 39
Level I Infrared Thermography
NACHI # 04080595
NTTAREI: Advanced Inspector
PaRR # 14195
TAREI: Advanced Inspector
TDI # 1130204761
Lake Cities Association of REALTORS®
ADAIR INSPECTION
office: (972) 487-5634
mobile:(214) 328-8331
e-mail: adairinspex@adairinspection.com
website: http://www.adairinspection.com/
Free Home Care Guide http://www.adairinspection.com/FreeHomeCareGuide
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