Closet Light Clearance

Porcelain base “Lamp-holders” are inexpensive devices, and,if in closets, should be replaced with approved “light fixtures.”

Lights placed in closets are a real convenience, especially when looking for something in the dark. However, blankets, clothes, and other combustible materials piled high on a closet shelf can ignite, if located too close to the closet light. For that reason, earlier editions of the National Electric Code (NEC) required that incandescent lights be mounted in a location that was unobstructed vertically to the floor and had a minimum horizontal clearance of 18″ to storage areas above the front edge of shelves. However closet fires still persisted. In 1990, the NEC completely rewrote this article and banned incandescent bulbs from closets (hot filament wires could fall and ignite flammables if the bulb breaks) unless fully enclosed. Fully-enclosed incandescent fixtures were permitted to be surface mounted provided if they were at least 12″ from the nearest point of the “storage area”. Fluorescent, and fully-enclosed recessed incandescent fixtures were permitted as near as 6″ to the nearest point of the storage area.  Fully enclosed means adding a globe or a wire-cage to protect the bulb.

 A licensed electrician should thoroughly inspect and move lights that do not conform to current code requirements, and install fixtures that are approved for reduced clearance to shelves.

Although we do not do any type of environmental testing, we receive quite a few questions/concerns over the issue of mold.

We thought we might offer a few common sense tips that will help in preventing this issue.

1. Moisture control is the key!!!!

2. Keep the home clean and dry; dry wet or damp areas within 48 hours.

3. Fix leaky plumbing and leaks in the home as soon as possible.

4. Watch for condensation and wet spots; fix the sources of moisture problems as soon as possible.

5. Prevent moisture due to condensation by increasing surface temperature or reducing the moisture level in air (humidity). To increase surface temperature, insulate or increase air circulation. To reduce the moisture level in air, repair leaks and increase ventilation (if outside air is cold and dry), or dehumidify (if outdoor air is warm and humid).

6. Keep heating, ventilation, and air conditioning (HVAC) drip pans clean, flowing properly, and unobstructed.

7. Vent moisture-generating appliances, such as dryers, to the outside.

8. Maintain low indoor humidity, below 60 percent relative humidity (RH), ideally 30 percent to 50 percent, if possible.

9. Perform regular HVAC inspections and maintenance as scheduled.

10. Don’t let foundations stay wet. Provide drainage and slope the ground away from the foundation.

11. Periodic roof/attic inspections may also prevent an unseen roof leak. This is especially important after a storm with high winds or hail.

If you are not experienced with home/building repairs you may want to consult a professional when making repairs, or for assistance with mold-prevention-related changes to your home/building.

Simple devices like the kitchen stove anti-tip bracket can save your child and yourself from serious injuries and sometimes even death.

A Kitchen stove anti-tip bracket is a single or two piece device, supplied by the stove manufacturer that must be installed at the base / behind the stove. It prevents the stove from tipping over or tilting while somebody applies pressure to the open oven door.

Since 1991, after “voluntary safety standards” have been developed by UL (Underwriter Laboratories) and ANSI (American National Standards Institute), gas and electric stove installers are required to install provided by the manufacturer anti-tip brackets. Also, kitchen stove must remain stable when 250 pounds of pressure is applied to the open oven door for five minutes.

Based on CPSC (US Consumer Product Safety Commission) reports, there were 143 incidents over the 27 year period (1.1.1980 – 12.31.2006) that involved kitchen range tip-over. 33 fatalities (part of those 143 incidents) involved 19 children, and all 33 deaths were caused by the victim being trapped under the range that fell on them.

As inspectors, we see this problem daily.  We want to make sure that our Clients understand the danger that installing this simple bracket can prevent.

Are you looking at a property/home and have a question concerning floodplains in the Travis County and surrounding areas?

Go to: http://www.co.travis.tx.us/tnr/floodplain.asp.  This site is updated to provide the current maps.  Avoid any unpleasant suprises by doing your homework first.

We hope everyone had a safe and fun Fourth of July weekend.

This is a good time to remind everyone of the importance of smoke detectors in your homes. It’s a documented fact–smoke detectors save lives. The majority of fatal home fires occur at night, when victims are sleeping. Many people think they’ll be awakened by the smell of smoke, but the truth is, the smoke and gass from a fire actually put people in a deeper sleep. And victims often die from the smoke and fumes long before the fire reaches them.

The National Fire Protection Association estimates that about one-third of all residential smoke detectors in the United States do not work properly. To make sure you don’t have one of those malfunctioning units, follow these useful tips:

Smoke detectors should be mounted within 6-12 inches of the ceiling or on the highest point of the ceiling away from fans and ducts.

They should be mounted in all bedrooms, common areas outside bedrooms (like hallways), stairways and living rooms. Each level should have one, including basements and attics.

All smoke detectors should be tied together (when more than one smoke alarm is installed the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the house.)

Special lighting should be in place for hearing impaired.

Keep a fire extenguisher in your house and readily accessible.

Check a battery-operated unit weekly and replace the batteries every 6 months.

Test each alarm monthly.

Practice a fire escape route and have an emergency plan in case of a fire.

Reports from the National Fire Protection Association on residential fire deaths show that people have nearly 40-50 percent better chance of surviving a fire if their home has the recommended number of smoke detectors. So why take a risk? Install smoke detectors!

Most people do not realize the importance of having an inspection on a new home, 11 months into ownership. It is always a good idea to have a new home inspected before closing, as new does not always mean the house does not have any issues that may need to be addressed. It is always easier to have a builder address the issues during the stage when the home is nearest completion and ready for move-in. But if you have not, there is still time to have your builder do the repairs before they become YOUR repairs.

After one year, anything cosmetic such as cracks in the sheetrock, binding doors, minor cracks & separations in your brick and stone would all normally fall under free repair. After the one year is up, the builder is no longer obligated to fix some items so be sure and follow up on the warranty for your builder. Some builders have items that fall under the two year warranty rule as well. It is best to verify all warranty requirements and extensions before closing, but it is still not too late.

We have done many one and two year warranty inspections for homeowners to document issues that may need to be addressed. Give us a call today to discuss your options.

If you have been in your current home for more than five years, make sure you inspect your caulking in your shower or your tub surround. Look for an appearance where the edges of the caulk are either peeling or have a break in the body of your caulk. If either of these are the case at your home, you need to either call a professional for or try to repair this situation yourself.

Remember, to have an effective outcome with this repair you MUST use SILICONE caulk. DO NOT USE latex or latex-siliconized caulk-they only last for six to twelve months.