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2009 WSEC Home Duct Leakage Testing Requirements

on Wednesday, 04 January 2012. Posted in HVAC - Heating Cooling

Duct Leakage Testing / Verifier

The 2009 WA State Energy Code (WSEC) section 101.3.2.6 requires that ducts be tested in homes which replace any of the following equipment:

  • Whole furnace system 
  • Air handler
  • Outdoor condensing unit (AC or HP) 
  • Cooling or heating coils 
  • Furnace heat exchanger 

The ducts must be tested in accordance with the requirements of RC-33 for total leakage. An affidavit must be completed by a qualified technician approved by the state, which must be submitted to the code official.

Pacific Northwest Inspections Group employees are certified to perform duct testing to the RC-33 standard, and has extensive qualifications and experience with duct testing in residential homes and commercial buildings.

In addition, we have the experience and specialized testing equipment needed to help contractors in troubleshooting ducting systems that are particularly difficult to seal with elusive holes and leaks.

Duct testing can be time consuming and difficult task to get good results, but you can rely on Pacific Northwest Inspections Group to help you save money and give you and your clients the best possible information about their home. They will appreciate our service and fell confident in the work that was performed.

Call us today to learn how we can better help you comply with the 2009 Washington State Energy Code 425.608.9553.

Renters, Landlords and Mold

on Sunday, 20 November 2011. Posted in Mold IAQ

Mold and Apartments

Renters, Landlords, and Mold

Renters

Mold problems in buildings are a result of water and moisture problems. Renters need to operate the heating and ventilation systems to reduce water condensation. Renters need to notify landlords promptly, in writing, of any water leaks or moisture problems. If there is a water leak or moisture problem, it should be fixed by the landlord. Your local building and code enforcement official may take action if building problems are not addressed - they won't respond to mold complaints, so it's important to stress the source of the water problem.

Landlords

Landlords are responsible for maintaining rental units, including fixing building problems such as water leaks and ventilation or heating defects which may lead to moisture problems. Landlords must notify their tenants about the health hazards associated with exposure to indoor mold and ways to control mold growth in their dwelling units. Posting this information in a visible, public location at the dwelling unit property is allowed. The following materials can fulfill the notification requirements:

SEATTLE WASHINGTON: LITTLE HOUSE IN THE BACK YARD

on Thursday, 03 November 2011. Posted in Residential

WASHINGTON: LITTLE HOUSE IN THE BACK YARD
Seattle homeowners are embracing a new city rule that allows cottages up to 800 sqft in area (not counting basements) to be built in back of homes on any lot larger than 4000 sqft, as long as the total footprint fills no more than 35% of the lot, reports the Seattle Times (“Backyard cottages sprouting in Seattle,” by Nancy Chaney). The city hopes the mini-homes, officially termed “detached accessory dwelling units,” will help increase urban density and provide affordable living space without major negative impacts on neighborhood character.

Mold Allergies or is it a Cold?

on Tuesday, 18 October 2011. Posted in Mold IAQ

With the rain season here Mold allergies and Colds are here as well.

 The symptoms of mold allergies can be very similar to the symptoms of the common cold, but there are some important differences. Both may cause nasal runny nose, congestion,nasal dripping and the most common sneezing. Itching of the eyes, nose, and sometimes the ears throat are usually not present with a cold. Other symptoms, such as body aches,sore throat and fever commonly occur with a cold and are absent with mold allergies. Allergy symptoms may last for as long as the trigger is present. For example, pollen allergies may last for an entire season yet pet allergies last for the entire time the person is exposed to the animals environment. Cold symptoms last for a few days and usually resolve within a week. The membranes inside the nose are most often swollen pale in color when dealing with mold allergies; the color is often more of a bright red when caused from a cold. Other signs of mold allergic symptoms such as wheezing, may suggest the presence of mold allergies in a person. The only true way to determine if a person has allergies, however, is to perform allergy testing along with air testing in the home or office. Call us for air testing or a list of blood testing services near you.

Commercial and Residential Formaldehyde Air Testing

on Friday, 14 October 2011. Posted in Mold IAQ

Is your Home or Office building sick?

Formaldehyde is classified as a Hazardous Air Pollutant (HAP) by the EPA, and is considered a known human carcinogen. While there are strict workplace exposure limits established by NIOSH (National Institute for Occupational Safety and Health), there are currently no such exposure regulations for homes. Therefore, it is very important to educate yourself about the dangers of exposure to this chemical. Health effects from formaldehyde exposure range from moderate to life-threatening and include: eye, nose and throat irritation; nausea; skin rashes; breathing difficulties; increased asthma attacks; and cancers such as leukemia and sinonasal and nasopharyngeal carcinoma. Formaldehyde exposure in any building can come from breathing contaminated indoor air from woodstoves, glues and adhesives used in many flooring materials, new construction materials including pressed wood cabinetry, cleaning agents, hair smoothing and straightening products, and tobacco smoke. Any building that has been constructed or remodeled within the past 5 years should absolutely be tested for formaldehyde levels. Formaldehyde continues to off-gas for years, spewing toxic VOCs constantly into the air the home occupant breathes every day.Call our Bellveue office at 425.608.9553 to schedule your air testing. Serving all of Seattle, Kirkland, Redmond, Woodinville, Bothell including all of King county.

Recommended Air Purifer

on Wednesday, 12 October 2011. Posted in Mold IAQ

Indoor Air Cleaner

Sometimes our testing just shows you may be one of the unlucky that suffer from mold allergies. So what is one to do when the air test show these low results of a healthy home?

This is when we recommend using a air purifier. We find the portable units work best unless the HVAC system was originally designed for a specific unit.But understanding the focus of a unit is key to product selection. Are the VOCs in your home your issue? Household smoke? Light Hypal fragments or other particle matter?

Our choice for low spore count homes is the  Airpura UV600.

The Airpura UV600 is the best UV HEPA air purifier we've come across.  This UV air purifier adds 30,000 microwatt's of UVGI germicidal power to eradicate 99%+ of viruses, mold, and bacteria that pass through the machine. Rather than place the 20 Watt, 17" UVC lamp on the air outlet, Airpura places it inside the filter compartment to keep the filters mold, virus, and bacteria free as well. This is one of the few UL listed UV air purifiers as well.  With many recommended features, 18lbs of carbon and 40 sq. ft of medical grade HEPA, the Airpura UV600 medical grade air purifier. 

 

Anobiid Beetle - The Greater Seattle Wood Eater

on Monday, 10 October 2011. Posted in Residential

Often Mislabled The Powderpost Beetle

Anobiid beetles are somewhat similar in appearance to the lyctid beetle, but have several differing characteristics and behaviors. Although there are more than 200 kinds of anobiid beetles, luckily very few of them infest wood and cause structural damage. They are most often found in homes, in cool locations and are the most common beetles that infest crawl spaces in the Pacific Northwest. The female lays close to 50 eggs in the cracks of soft wood and also other beetle exit holes. It is the powder post beetle that invest hardwoods and is not as common her in the Puget Sound area. As the larvae matures, they chew tunnels in the wood and finally make holes to exit, mate and lay even more eggs. The female anobiid beetles are able to fly, yet almost always lay their eggs on the boards in which they live. This cycle takes about 2-3 years to completion. If the wood is still structurally sound chemical application is the best method to prevent infestation. These wood destroying insects like the wood to be 12-19% moisture content and is why they love crawlspace lumber! The average framing in a Seattle area crawlspace is 12% and with an unventilated crawlspace 21%. We recommend having your crawlspace inspected at a minimum every two years. Call us for a professional inspection 425.608.9553.

Testing for Cigarette Smoke Indoor Air Quaility

on Friday, 07 October 2011. Posted in Mold IAQ

Air Testing for No Smoking areas

Tobacco smoke contains over 4,000 chemical compounds. It is a known human carcinogen and exposure to secondhand smoke has been definitively linked to cancers, respiratory diseases, and even death. New research is now available declaring that even thirdhand smoke exposure (the smoke that has settled on indoor surfaces) can cause diseases, respiratory illness, and some cancers. People who live with smokers or people who are exposed to smoking neighbors within adjoining apartments are at greatest risk of developing significant health problems. Now, there is a way to detect whether or not tobacco smoke or the remnants of tobacco smoke are present within a home, apartment, or other living environment. By utilizing proprietary sample collection and analysis methodologies with detection limits in the 0.1 ng/L range, the Tobacco Smoke Check test is able to isolate specific chemical markers that have been determined by recent leading edge research to be present when tobacco is or has been burned. And that makes this test particularly beneficial for: homebuyers who may want to know if the home they are buying contains tobacco smoke; retirement or assisted living centers that want to be certified as "smoke-free"; and hotels that need a way to certify their "non-smoking" rooms. Call our office to schedule air testing in your home or office today! 425.608.9553

Lead Paint - Why You Need Testing

on Wednesday, 05 October 2011. Posted in Lead Paint

State Certified Lead Inspectors for Lead Paint Inspection

 Approximately 75 percent of homes in Seattle area built prior to 1978 contain at least some lead paint. The likelihood that lead paint was used in a home increases with the structure’s age. The Environmental Protection Agency estimates that at least 19 million homes present lead-based paint hazards, and 4 million of these homes house children under the age of 6. Lead in the home can cause serious long-term health problems, particularly for children, making it imperative for those living in pre-1978 homes to get lead testing. Lead exposure is dangerous to children even before they are born. Lead is a neurotoxin affecting development and function of the central nervous system, red blood cells and kidneys. Even low levels can be harmful. Lead exposure may lead to decreased intelligence, speech problems, attention deficit disorder and learning disabilities. Poor muscle coordination, impaired bone and muscle growth and hearing damage are other potential effects of lead exposure. Contact with high levels of lead is more serious, with the potential for unconsciousness, seizures and even death. Children can ingest lead-based paint in a number of ways. Deteriorating paint often flakes off in loose chips and dust. When children swallow these materials, they can develop lead poisoning. Lead dust easily collects on baby bottles, toys and children’s hands. Sources of lead may include any areas with peeling and chipped paint such as window sills, doors and walls, as well as soil around the house and lead water pipes or lead solder. Adults who are exposed to lead may experience high blood pressure, fertility problems, nerve disorders, digestive problems, difficulty concentrating and joint and muscle pain. Those involved in remodeling older homes risk lead exposure as older layers of paint are disturbed during the renovation process. Lead dust can be picked up on skin, hair and clothing and transferred to other family members. There are several ways to test for lead in the home. You may take samples and send them to a lab, or you may obtain a do-it-yourself kit. Another method involves hiring professionals who are trained in the use of specialized equipment. Besides making a visual inspection of lead-based paint location and condition, an inspector will use X-ray fluorescence, or XRF. An XRF is a portable X-ray device capable of seeing through surfaces to detect any lead underneath. The inspector may also collect dust, paint and soil samples for submission to a lab. Testing is especially important in situations where paint is deteriorating or when pregnant women, babies and children live in a pre-1978 home. Once testing has been completed, action can be taken to protect the health of the home’s occupants. Contaminated items will be replaced and the problematic paint covered with gypsum wallboard or sealant. Professionals can even remove the lead paint completely. It is especially important to keep the home’s occupants out of the area until the job is completed. The time and effort involved in removing lead hazards from the home are well worth it when you consider the cost of lead contamination to the health and well-being of the people who come into contact with it.

Inspectors are required by law to be State Certified. Call us for testing in your home or office 425.608.9553. Serving Seattle, Kirkland, Redmond, Woodinville, Renton, Kent, Bothell, Bellevue, Medina and all of Puget Sound King County.

Call us today for an in home XRF Lead Paint Inspection; serving the Seattle area for Residential and Commercial buildings... and yes we also test paint on manufacturing equipment,household goods, toys and meet CPSC.

Why you need a Home Inspection

on Tuesday, 04 October 2011. Posted in Residential

A Home Inspection is Critical

Most people would often say that a profitable real estate property is highly determined by its location. In reality though, the key factor which would make someone sign that check is the structural integrity of the property. Careless disregard to the need of a home inspection is like burrowing yourself into a money pit where the bottom is unknown. You owe it to yourself to learn as much as possible about the safety and operability of your home. A home inspection can provide you with an up-to-date visual assessment of the structure and systems of a property. The findings are then documented in a detailed report provided by the home inspector. The benefits of a home inspection can be translated to both the seller and buyer of a real estate property.

  • Seller A home inspection is a key process in any home purchase and it is not just for buyers anymore. A home inspection will help you determine the current value of your real estate property before putting it up for sale in the market for good. A timely assessment of the physical condition of the property might uncover problems but it could also give light to past renovations which can help boost the value of the property from what you have perceived it to be. You could also come out from that process with recommendations from the home inspector on what areas need preventive repairs and aesthetic improvements. It will enable you to prioritize, whether the repairs are something that you can do yourself or just pass them to the buyer. By staging a home inspection beforehand, you are demonstrating to your potential buyers that you are honest about the condition of your property which brings trust and good faith on the negotiating table. It helps you market your property easier and stress free. 
  •  Buyer A Home Inspector is that one great guy that you can trust to not have a vested interest in the closing sales of your potential home. Being a smart buyer includes investing in an independent and professional home inspection which provides a layer of protection for you as the prospective home owner. There would be no more sellers inflating the price of a property. If you do decide to do the home inspection after contract signing, take the time to ensure that the contract has a provision which states that the sale of the home depends on the results of a home inspection. Remember that a mortgage lender may not be able to lend you money for repair costs if you encounter any issues after the sale of the property has been finalized.


Once you have received the home inspection report, you would have the confidence to take the next steps in the purchase process:

  1. For issues needing small or medium repairs, you can either request the seller to fix these issues or you can negotiate for a much lower purchase price of the property.
  2. For repairs that are too expensive to fix, you have the opportunity to walk away from the purchase.

Importance of Lead Paint Testing

on Tuesday, 04 October 2011. Posted in Lead Paint

Approximately 75 percent of homes in Seattle built prior to 1978 contain at least some lead paint. The likelihood that lead paint was used in a home increases with the structure’s age. The Environmental Protection Agency estimates that at least 19 million homes present lead-based paint hazards, and 4 million of these homes house children under the age of 6. Lead in the home can cause serious long-term health problems, particularly for children, making it imperative for those living in pre-1978 homes to get lead testing. This pertains to both homes in Seattle and Bellevue areas. It is not the location of the home but the age of the home. Lead exposure is dangerous to children even before they are born. Lead is a neurotoxin affecting development and function of the central nervous system, red blood cells and kidneys. Even low levels can be harmful. Lead exposure may lead to decreased intelligence, speech problems, attention deficit disorder and learning disabilities. Poor muscle coordination, impaired bone and muscle growth and hearing damage are other potential effects of lead exposure. Contact with high levels of lead is more serious, with the potential for unconsciousness, seizures and even death. Children can ingest lead-based paint in a number of ways. Deteriorating paint often flakes off in loose chips and dust. When children swallow these materials, they can develop lead poisoning. Lead dust easily collects on baby bottles, toys and children’s hands. Sources of lead may include any areas with peeling and chipped paint such as window sills, doors and walls, as well as soil around the house and lead water pipes or lead solder. Adults who are exposed to lead may experience high blood pressure, fertility problems, nerve Lead Paint Testingdisorders, digestive problems, difficulty concentrating and joint and muscle pain. Those involved in remodeling older homes risk lead exposure as older layers of paint are disturbed during the renovation process. Lead dust can be picked up on skin, hair and clothing and transferred to other family members. There are several ways to test for lead in the home. You may take samples and send them to a lab, or you may obtain a do-it-yourself kit. Another method involves hiring our professionals who are trained in the use of specialized equipment. Besides making a visual inspection of lead-based paint location and condition, an inspector will use X-ray fluorescence, or XRF. An XRF is a portable X-ray device capable of seeing through surfaces to detect any lead underneath. Our inspectors may also collect dust, paint and soil samples for lab submission. Testing is especially important in situations where paint is deteriorating or when pregnant women, babies and children live in a pre-1978 home. Once testing has been completed, action can be taken to protect the health of the home’s occupants. Contaminated items will be replaced and the problematic paint covered with gypsum wallboard or sealant. Professionals can even remove the lead paint completely. It is especially important to keep the home’s occupants out of the area until the job is completed. The time and effort involved in removing lead hazards from the home are well worth it when you consider the cost of lead contamination to the health and well-being of the people who come into contact with it. Call our office today to schedule a lead inspection. Our inspectors are State Certified and use only the Niton XRF lead analyzers. Call 425.608.9553. Service area include Bellevue, Seattle, Bothell, Redmond, Kent, Woodinville and Kirkland areas.

Mold Symtoms and Your Health

on Tuesday, 20 September 2011. Posted in Mold IAQ

Mold Symptoms and Your Health: Complete Guide

If you are experiencing any of the following symptoms, you may have been exposed to mold. The top mold health symptoms are the following in alphabetical order. A mold victim may experience one or more symptoms, separately or simultaneously:

• Common Allergies

• Asthma Problems

• Bleeding of the Lungs

• Frequent Breathing Difficulties

• Cancer Diagnosis

• Central Nervous System issues

• Colds - recurring with decreased 
resistance to infection

• Coughing resulting in sore 
lungs/chest

• Cough up blood

• Dandruff Problems that do 
not go away even with the use of Anti- 
dandruff Shampoos

Sewer Scope needed with a Home Inspection?

on Monday, 29 August 2011. Posted in Residential

Sale fails when sewer scope was perfomed

Sale Fails when Sewer Scope was performed: Mid Century nestled in one of Seattle's great neighborhoods, this rambler charmer has all the luxuries of an updated home, yet the charm of the 1950's. Hardwood floors, wooded vaulted ceilings, IKEA kitchen and bathrooms, large master bedroom, good sized bedrooms. Sale failed due to sewer scope inspection see attached doc's icon Source "Homes.com" Call us to add a Sewer Scope to your Home Inspection! 425.608.9553

Where do we start for VOC air testing?

on Friday, 12 August 2011. Posted in Mold IAQ

VOC Air Sampling

Our VOC Survey is meant to give an assessment of the VOC level, categorize possible sources and identify which contribute greatest to the VOC level - this helps people determine how to improve their air quality.  It is really meant to translate all the VOC compounds found into a report most anybody can understand and to know what to do with the information. 

EMF Danger levels in homes.

on Friday, 12 August 2011. Posted in Electrical

High EMF Levels

What are EMF Fields?

Electro Magnetic Fields (EMFs) are comprised of electric fields that are generated by charged particles or charged particles that are in motion, and radiated fields emitted from items such as televisions, radios and microwaves. EMFs are strongest near the source of the emission, but can affect particles even at great distances, as in how a radio tower can emit a radiated signal that is received by antennas up to varying distances, depending upon the strength of the transmission. While we have enjoyed the benefits of technology that utilizes EMFs for decades, there is still significant controversy surround the possible dangers of EMFs and the effects on the human body. Various studies have shown that EMFs may have a detrimental effect on the iron content in our bodies, as well as the cell membranes that comprise many parts of our body, include our skin, organs and nerves, and even our DNA. While there is an established safety limit for the emission of EMFs, many common household items do emit far more than the accepted limit of 2.5 mG. These products include items we may use nearly every day, such as vacuum cleaners and hair dryers. Some scientific studies claim that continued exposure to elevated levels of EMFs may result in significant health problems. For better detection and protection against EMFs in the home or in the workplace, an EMF inspection is recommended. EMF inspections will also help you to determine what an acceptable distance is to stand away from items that emit EMFs, such as microwaves or computers, and how to rearrange your furnishings so that you sit or sleep comfortably away from EMF emitting devices. Our Meter combines all the features needed for fast, accurate measurements of electromagnetic fields, including mobile phone base station antenna radiation, RF power measurement for transmitters, wireless LAN (Wi-Fi) detection/installation, and wireless communication applications. Additionally, turning off electrical appliances that don’t currently need use, and using low power settings on items such as computer monitors that must remain on but are used constantly will also serve to reduce the amount of EMF emissions in the home or office.

What are safe EMF levels?

 The first thing we look to for guidance in this question is the epidemiology. There have been a fair number of epidemiological studies in the area of childhood brain cancer and leukemia all of which indicate an association with EMFs - two to three times the number of cases - at magnetic field levels above 2-3 milliGauss (mG). This implies, of course that EMF levels below that are safer than levels above that.

However other have suggested guideline levels of 1 mG or even 0.65 mG. EMF Inspection Safe Levels Safe EMF The fact is none of the studies compared exposed subjects to unexposed subjects but only compared relative levels of exposure - because there are no unexposed people in our wired world. For all we know, all cases of childhood leukemia and brain cancer may be related to EMFs. We also do not know for certain whether long term chronic exposure is a key factor - although it certainly appears to be.

We also do not know the role that such electrical events as power spikes and transients, etc., may play. We do know however that for power line fields most people that are exposed, even to relatively high levels, do not seem to be affected. It is not a simple cause and effect relationship. In fact many, myself included, suspect that EMFs may not be a cause of cancer, but a promoter that acts when other factors such as exposure to other environmental pollutants, or a genetic disposition are present. These are all factors that need to be studied. If the scientific andpolitical community would accept the obvious facts - that there is indeed< an association between EMFs and higher levels of cancer and other diseases and disabilities then we could get on with the important research in finding what the key factors are. So where does that leave us. Most of us cannot run off to a desert island with no electricity or radio transmission. What we can do is reduce our exposure as much as possible.

We can start with personal exposure. Most appliances have high levels of EMFs that drop off very quickly and we are not exposed to them for long periods of time. But there are some exceptions where we can take avoidance measures such as not using electric blankets or keeping electric clocks right beside our beds or placing our children's beds in the bedrooms with the lowest EMF levels. We can also check our homes for hot spots - in some cases improper grounding systems can cause high EMF levels that can easily be corrected. And we can be cautious when buying a home - including a satisfactory EMF inspection requirement in the offer to purchase and avoiding homes with levels above the 2-3 mG magnetic field level. I have not referred to electric field readings simply because most of the studies have looked at magnetic fields and most of the meters available to the general public at reasonable cost measure magnetic fields.

[A NOTE TO THE EXPERTS READING THIS - WOULD THE FOLLOWING BE AN ACCURATE STATEMENT:

As well, since higher magnetic fields indicate higher relative electric fields, by measuring the magnetic field you are also getting an indication of the relative size of the electric field.] I have also not referred to radio frequency or cellular telephone fields because I am not as familiar with that area which is very complicated with research just being begun in that area. What EMF Level Is Safe? There's a heated debate as to what electromagnetic field (EMF) level is considered safe. Since the experts have not come to an consensus, you'll have to decide for yourself... Many government and utility documents report the usual ambient level of 60-Hz magnetic field to be 0.5 mG.

Thus, any reading higher than 0.5 mG is above the "usual" ambient exposure. Many experts and public officials, as well as the few governments that have made an effort to offer public protection, have adopted the 3 mG cutoff point. The EPA has proposed a safety standard of 1 mG. Sweden has set a maximum safety limit of 1 mG. Dr. Robert Becker, an MD who has been studying the effects of EMFs for 20 years, states a lmG safety limit in his book Cross Currents. When electricians try to solve a magnetic field problem they do their best to drop the level to 1 mG or below. Dr. Nancy Wertheimer, a Ph.D. epidemiologist who has been studying EMFs for 20 years, has been looking at the epidemiological data in a different way -- she is trying to associate EMF levels with health rather than disease. The level she is coming up with is a cut off of 1 mG. The BioElectric Body believes that there are several stages of health between "optimum wellness", "degenerative disease" and "Cancer". Thus, we maintain our own living and sleeping quarters at 0.5mG and below. There is disaagreement as to what electromagnetic field (EMF) level is considered safe. Government and utility documents report the usual ambient level of 60-Hz magnetic field to be 0.5 mG. A reading of more than 0.5 mG may be too much exposure. Some experts say that 3 mG is the cutoff point, and the the EPA proposes1 mG. However, what is the level that sustains health vs. the level that causes disease? We don’t know. Some researchers claim that 1/1000ths of a mG should be the standard!