Smoke Alarms Aren’t a Choice--They’re Required by Law
Question: Our listing agent insists that we must install smoke alarms before selling our home. We’ve lived here for 27 years without alarms and have never had a problem with fires.
Basically, our question is three-fold: Are smoke alarms really necessary? If so, where should they be installed and should they be battery-powered or connected to the electrical wiring?
Answer: Your agent has alerted you to a vital fire-safety deficiency in your home. Not only should you install smoke alarms before selling, you should have them for your own safety throughout your occupancy.
According to the National Fire Prevention Assn., less than one minute may elapse between the time a house is beginning to smoke until it is completely engulfed in flames.
The fact that you’ve never had a fire is no guarantee you never will. A set of properly positioned alarms can ensure that you or the buyer of your home will be awakened in time to seek safety.
Smoke alarm laws have been part of the building code for more than 20 years yet are among the most frequently violated home safety requirements. A significant number of homes have no smoke alarms, have too few or have ones that are incorrectly placed or simply inoperative. So let’s take a quick look at the proper deployment of these imperative life-saving devices.
Smoke alarm requirements are not the same for every home. They vary according to local municipal standards and the age of a dwelling. For homes built before 1979, battery-powered smoke alarms are permissible. In newer dwellings, alarms must be powered by the electrical wiring.
The problem with battery units is that people often neglect battery replacement. On the other hand, what good are wired-in smoke alarms if you have an electrical fire accompanied by a power outage? The safest arrangement, therefore, is to install wired-in alarms equipped with battery backup. This type of integrated alarm is available at most hardware stores and is required for homes built after 1993.
As to smoke alarm placement, requirements also vary according to the age of the dwelling. In older homes, most municipalities require alarms in the following locations:
* Within close proximity of all bedroom entrances.
* On each story of a multilevel home.
* In basements.
The latest standards, enacted in 1993, require that there be an additional alarm in each bedroom. Another practical location, although not required, is the garage.
Additionally, ceilings are the best site for smoke alarms, primarily because smoke rises. However, it is permissible to install an alarm on a wall as long as it is within 12 inches of the ceiling.
One final requirement involves homes that are remodeled or enlarged: When the cost of an addition or alteration exceeds $1,000 and whenever a permit is required, smoke alarms must be installed in compliance with the latest standards, regardless of the age of the building.
Above all, wherever you place your alarms and whatever kind of smoke alarms you use, be sure to test them regularly to ensure they are operative at all times.
For further details on specific smoke alarm requirements in your area, consult your local fire department.
Dishwasher Door Not on Inspection List
Q: On the day I moved into my home, I got a frightening surprise from the dishwasher. While the unit was running, I found another plate that needed washing. So I opened the door of the appliance, whereupon half the kitchen, including myself, was drenched with hot, soapy water.
With my old washer, this would never have happened: That unit would simply turn off when the door was opened. Fortunately, no one was hurt, but don’t you think the home inspector who checked the appliances should have found this problem?
A: Dishwasher doors are commonly equipped with safety shut-off switches to prevent unsolicited bathing. As with all man-made devices, these switches occasionally fail. The results, depending on the severity of the deluge and the temperament of the recipient, can range from mildly comical to meanly disconcerting to possibly hazardous.
Although some home inspectors routinely check for this type of defect, it is probably not a common procedure for all inspectors and is not included in the standards of practice for the home inspection industry.
Copper Connectors Are Being Phased Out
Q: A home inspector advised changing the gas connectors on my furnace, water heater and kitchen range. He says the old copper connectors are unsafe and should be replaced with stainless steel. I’m not sure what a gas connector is, but I checked all the gas lines at the appliances and they seem to be in good condition. Is replacement of the gas connectors really necessary, or is the inspector just being picky?
A: Gas connectors are the flexible corrugated pipes that feed fuel to the gas appliances in your home. Until recent years, gas connectors were typically made of copper.
Unfortunately, trace amounts of sulfur in natural gas can cause corrosion to copper surfaces. This corrosion occurs as small flakes of copper sulfide, which can clog or damage the valves, regulators and other components in gas fixtures. Deterioration of the copper may also cause small gas leaks in the connectors.
To eliminate this problem, copper connectors are no longer available in stores, and those in use are gradually being replaced with stainless steel ones. Replacement of old connectors, however, is not mandatory unless a new gas-burning appliance is being installed. For example, when a water heater is replaced, a new steel connector should be included.
Unfortunately, this requirement is often overlooked, and many old copper connectors remain in service, despite the newer codes.
For property owners concerned about fire safety, replacement of all copper connectors is worthwhile preventive home maintenance. As to the alleged pickiness of the home inspector, he’s just passing along some wise safety-related information.
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If you have questions or comments, contact Barry Stone through his Web site at https://www.housedetective.com. Distributed by Access Media Group.