Baltimore City Rental Licensing

Independent Home Inspection

Baltimore City Rental Inspections

The long awaited Baltimore City Rental Inspection form has arrived. Along with it have been constant phone calls and endless emails as landlords and inspectors alike try to determine the easiest path through this inspection mess.

It’s obvious to me, and I’m sure my colleagues will agree, that no Home Inspectors were consulted when the Baltimore City Rental Inspection criteria was finalized.

I’m not going to waste any words about what’s right with the inspection sheet. It’s been long overdue, but the three pages of inspection items show that the City took little notice of its County neighbor whose successful inspection program has been running for the last 10 years with a single page.

One of the first oversights made by the city is simply that the properties involved are mostly occupied. Furnished homes provide obstacles to any Home Inspection as many areas are obscured by furnishings. Home Inspectors do not move furniture and tenants will have a legitimate concern that their property may be damaged during the inspection should that be necessary.

Some of the inspection items are vague and do not provide a standard. Home Inspectors are not ‘Code’ inspectors nor are they supposed to be. The City needs to specify the requirements for a ‘pass’ when needed.

All told the inspection sheet is a big ‘FAIL’ by itself.  A landlord with no inspection background should be able to decipher what’s needed and make his/her property ready for inspection.  Otherwise a great many landlords will be paying for TWO inspections.

The ultimate cost of inspections will be borne by the renter. While the intent may be to make Baltimore housing healthier and safer, the poor, who can barely make ends meet now, may just find themselves poorer as a result of these inspections.

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Indoor Air Quality

Indoor air quality has become increasingly important to homeowners. Year round temperature control inside homes results in windows that are seldom opened and air that is continuously recycled. Skyrocketing energy costs have accelerated the sealing off of homes from the outdoor environment.

Many homeowners believe that their air handler filters can play a larger role in the quality of air inside the home. Towards this end they spend money on expensive furnace filters in the hope that that will significantly improve the air quality in their home.

To affect air quality in your home you will need an air handler that is capable of 10 to 15 air changes per hour. Typical residential air handlers average only 4 to 7.5 air changes per hour if run continuously and may only operate twenty minutes or less out of every hour on auto.

After reading above you now know that your system is not optimized to affect indoor air quality. You may have made maters worse by installing a “high efficiency” filter. A filter that has high efficiency (catches more and smaller dirt) has a low air flow. It is simply more restrictive. Low air flow will result in inadequate cooling or heating.

In order to efficiently cool or heat your home your system needs optimum air flow. this is achieved with a less restrictive filter. The purpose of the filter in your system is to protect the air handler components only, not to affect air quality.

Save your money and buy the least restrictive filter for your system. In the long run you will save on energy costs as well simply because your system will run less to do more work!

An Independent Home Inspection can save you money over the life of your home.

 

Maryland Smoke Alarm Law

A recent Home Inspection revealed what seems to be continuing confusion about Maryland’s new smoke alarm law. The law, passed in 2013, only took effect in January of this year. It strengthens the previous law and follows NFPA (National Fire Protection Association) 72 guidelines.

Since 1975 new home construction code required installation of hardwired smoke alarms and in 1990 this was amended to require battery back-up.

The current law requires ten year batteries for installations that only require batteries (pre-1975) but require hard wired alarms be replaced with the same for hardwired installations.

The photo above shows a hard wired location and the battery only alarm that was installed as a replacement.  The new law requires replacement for ten year old alarms and the date indicates this alarm as current.  Lack of an electrical connector and the wording “SINGLE STATION” indicates that this alarm is battery operated only and not intended for interconnection which makes it unsuitable for this location.

In short you can never replace a hard-wired interconnected smoke alarm in Maryland with a battery only device.

Realtors should be aware of this and caution their clients.  It is an item that is checked on every Independent Home Inspection.

Radon Measurement

The only thing Continuous Radon Monitors (CRM) do continuously is power their timers. “Why is that?”, you say. CRM timers tell the machines when to sample for Radon. Yes, that’s right, I said, “sample.”

Some popular machines only sample once every hour, others once every half-hour. Either way the most readings your getting over a 48 hour period is 96! The average of these samples is your result.

Everyone knows that the more samples you have the better their average represents the actual quantity.

The only way to get a truly continuous result is if you have a chemical reagent that changes over time. Film and photo papers are good examples of this. Exposure to light changes them over time.

Two Radon Measurement technologies exist that do just this. Each gradually changes over time when exposed to Radon continuously. The sample is the entire 48 hour time commonly allowed of Radon measurement for Real Estate transactions.

The most consistently accurate of these two are charged electrets. An electrical charge is placed on two electrets and measured before exposure to Radon. After the exposure time is complete (48 hrs.) they are measured again. Because the charge decays in the presence of Radon, the difference in readings will accurately measure the quantity of Radon in the home.

Radon equipment should be calibrated annually. Measurement should be done in the lowest livable level of the home. If the buyer intends to finish the basement it should be done there.

Your report should tell you where in the home the measurement was taken, the final result, and the equipment calibration date. The equipment calibration date should never be more than one year from the test date. This assures you that equipment maintenance is up to date.

New Rental Requirements for Baltimore County

  Baltimore County has new regulations regarding safety equipment for your rental property. Beginning in February of this year changes have been made to the smoke alarm requirements and in April changes will take effect for the Carbon Monoxide alarms.

Hardwired interconnected smoke alarms are now required on every level of your dwelling excluding unoccupied spaces (attic, crawl, garage). This will still include basements if your home has one. Smoke alarms must all be from the same manufacturer to ensure proper operation and alarms 10 years or older must be replaced.

Beginning in April of this year Carbon Monoxide (CO) alarms are now required on each level of your home if you have fuel burning devices or an attached garage. They must be audible from the sleeping areas and must have a 10 year battery.

While not required of the CO alarms, Interconnected alarms still provide the most safety by allowing more time to exit the home should that be necessary. This is easily demonstrated by CO occurring in the basement and setting off all alarms on each floor before the gasses have left the basement. Smoke and CO gasses that reach the upper floor sleeping areas before the alarm sounds may not provide adequate time to exit the premises before a fatality occurs.

Independent Home Inspection will check your alarms during inspection to make sure they comply with the new rules. As before re-inspections will be performed for no charge after the proper repairs have been made.

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National Radon Action Month – January

January is National Action Month for Radon Awareness.  Do you know the Radon levels in your home?  Do you know the effects of long term exposure to you and your children.

Independent Home Inspection is offering a 20% reduction in our fee for Radon tests with or without a home inspection.  This includes testing those homes that already have a Radon mitigation system.  Testing homes with mitigation systems installed insures their continued effectiveness at reducing Radon to safe levels.

You’re wise to check your new home for Radon before you buy. The EPA says all homes can have Radon. This includes new homes as well as older homes. No mitigation systems installed in your neighborhood may simply mean those homes haven’t been tested.

So, what results do you need to make a decision about Radon levels. The answer is simply the average concentration over the testing period. This includes short term tests, as in a Real Estate transaction, or long term tests that might be done to monitor the effectiveness of an installed mitigation system. The EPA has set 4.0 piCul as the action level for a single family home. At or above that level requires a mitigation system to reduce harmful Radon levels.

Independent Home Inspection uses an electret based Radon monitoring system to measure your homes Radon level. Electrets have an initial electrical charge that decays at a known rate in the presence of Radon. I use annually calibrated equipment to measure the electret charge before and after exposure and a computer generates the result on the basis of the measured differences.

Electret systems advantages are many. They require no power source during testing. They continuously respond to Radon exposure rather than sampling (other methods sample hourly or ½ hourly). Results do not require a lab and accurately indicate the Radon average over the testing period. In fact this method of Radon testing has been determined to be the most accurate system available today.

Independent Home Inspection is available to test your homes Radon either with a home inspection or alone. Call or text today for availability and cost: 410-504-3751

www.IndependentHomeInspectionMD.com

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Radon Testing

January is National Action Month for Radon Awareness.  Do you know the Radon levels in your home?  Do you know the effects of long term exposure to you and your children.

Independent Home Inspection is offering a 20% reduction in our fee for Radon tests with or without a home inspection.  This includes testing those homes that already have a Radon mitigation system.  Testing homes with mitigation systems installed insures their continued effectiveness at reducing Radon to safe levels.

You’re wise to check your new home for Radon before you buy. The EPA says all homes can have Radon. This includes new homes as well as older homes. No mitigation systems installed in your neighborhood may simply mean those homes haven’t been tested.

So, what results do you need to make a decision about Radon levels. The answer is simply the average concentration over the testing period. This includes short term tests, as in a Real Estate transaction, or long term tests that might be done to monitor the effectiveness of an installed mitigation system. The EPA has set 4.0 piCul as the action level for a single family home. At or above that level requires a mitigation system to reduce harmful Radon levels.

Independent Home Inspection uses an electret based Radon monitoring system to measure your homes Radon level. Electrets have an initial electrical charge that decays at a known rate in the presence of Radon. I use annually calibrated equipment to measure the electret charge before and after exposure and a computer generates the result on the basis of the measured differences.

Electret systems advantages are many. They require no power source during testing. They continuously respond to Radon exposure rather than sampling (other methods sample hourly or ½ hourly). Results do not require a lab and accurately indicate the Radon average over the testing period. In fact this method of Radon testing has been determined to be the most accurate system available today.

Independent Home Inspection is available to test your homes Radon either with a home inspection or alone. Call or text today for availability and cost: 410-504-3751

www.IndependentHomeInspectionMD.com