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Seattle, WA
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[#1] Posted: 03/27/2012 - 01:36:22 AM |  |  |
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No longer just a recommendation...
Quote: Effective April 1, 2012, RCW 19.27.530 requires the seller of any owner-occupied single-family residence to equip the residence with carbon monoxide alarms in accordance with the state building code before a buyer or any other person may legally occupy the residence following the sale. This requirement applies to all single family residences, including single family homes, condominiums, and manufactured/mobile homes.
The building code (WAC 51-51-0315) requires that an alarm be installed: (1) outside of each separate sleeping area in the immediate vicinity of each bedroom; (2) on each level of the dwelling; and (3) in accordance with the manufacturer's recommendations. The building code also requires that single station carbon monoxide alarms comply with UL 2034. There are no exceptions for properties that do not have fuel-fired appliances or an attached garage. The alarms may be battery operated.
In addition, effective April 1st, the building code requires a property owner to install carbon monoxide alarms when alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created. There has been a requirement to install carbon monoxide alarms in new construction since January 1, 2011.
At first glance this seems like an excellent idea. The trouble, if you can call it that, is that individual sellers, even more than builders, are going to be slapping in the cheapest CO detectors they can lay their hands on. I suppose that's better than nothing, but I can see a dwindling market for higher quality units.
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Richard Moore
Rest Assured Inspection Services
Seattle, WA
http://www.rainspect.com
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Lafayette, Louisiana
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WA requires CO alarms for existing home sales.
[#2] Posted: 03/27/2012 - 05:16:20 AM | | |
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Quote: Originally posted by Richard MooreNo longer just a recommendation... Quote: Effective April 1, 2012, RCW 19.27.530 requires the seller of any owner-occupied single-family residence to equip the residence with carbon monoxide alarms in accordance with the state building code before a buyer or any other person may legally occupy the residence following the sale. This requirement applies to all single family residences, including single family homes, condominiums, and manufactured/mobile homes.
The building code (WAC 51-51-0315) requires that an alarm be installed: (1) outside of each separate sleeping area in the immediate vicinity of each bedroom; (2) on each level of the dwelling; and (3) in accordance with the manufacturer's recommendations. The building code also requires that single station carbon monoxide alarms comply with UL 2034. There are no exceptions for properties that do not have fuel-fired appliances or an attached garage. The alarms may be battery operated.
In addition, effective April 1st, the building code requires a property owner to install carbon monoxide alarms when alterations, repairs or additions requiring a permit occur, or when one or more sleeping rooms are added or created. There has been a requirement to install carbon monoxide alarms in new construction since January 1, 2011. At first glance this seems like an excellent idea. The trouble, if you can call it that, is that individual sellers, even more than builders, are going to be slapping in the cheapest CO detectors they can lay their hands on. I suppose that's better than nothing, but I can see a dwindling market for higher quality units.
Pair this new requirement with a CO detector standard that separates the 'wheat from the chaff' and you have a performing regulation. I guess it's too much to ask of a code enforcement authority in one bite. Like you said, maybe later.
Marc
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Chicago, IL
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WA requires CO alarms for existing home sales.
[#3] Posted: 03/27/2012 - 05:41:02 AM | | |
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We've had CO detector regulation for years. Yes, it pretty much goes to the cheapest POS available.
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Kurt in Chicago
"If I smell it, it goes in the report".............Phillip Smith...2012
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Evergreen Park (Chicago), IL
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WA requires CO alarms for existing home sales.
[#4] Posted: 03/27/2012 - 08:20:21 AM | | |
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I like the requirement of one on every level instead of just near sleeping areas like here in IL. The more the merrier.
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Mike Lamb
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Kenmore, WA
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WA requires CO alarms for existing home sales.
[#5] Posted: 03/27/2012 - 08:37:12 AM | | |
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In case Washington guys are wondering,
As it stands right now, the board does not expect home inspectors to worry about this. It could change; but right now it's something that the listing agents can tell their client to install and can confirm.
The law was apparently passed so that there'd be something to tell folks dumb enough to bring a barbecue inside for heat during a power outage that they're being idiots.
"You can't fix stupid" - Ron White
ONE TEAM - ONE FIGHT!!!
Mike
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Evergreen Park (Chicago), IL
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Kenmore, WA
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WA requires CO alarms for existing home sales.
[#7] Posted: 03/27/2012 - 09:06:17 AM | | |
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Not saying it isn't, just saying that their reasoning for them is, in my opinion, flawed 'cuz you really can't fix stupid, as they'll realize the first time we have another power outage and a family living in a home equipped with them disables them, hauls a barbecue indoors to heat the home, or hauls a gas generator inside the garage to provide power, and the family dies.
A client doesn't hire you to tell them that a carpet is worn out - they can see that it's worn out. It's going to be the same with these. If it's going to become part of the transaction dynamic around here, one doesn't have to be a home inspector to verify that there are CO detectors present. Buyer's can do that, agents can do that; hell, even buyer's kids can do that. Folks hire home inspectors because we've got training, knowledge and experience about stuff that they don't.
Agents seem to already be on it. I did an all-electric house Friday that had two of them. Yesterday I did another all-electric house that had two of them - all shiny new. The second one made a little more sense - they'd installed a propane fireplace to deal with the power outages.
ONE TEAM - ONE FIGHT!!!
Mike
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Collins, NY
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WA requires CO alarms for existing home sales.
[#8] Posted: 03/27/2012 - 09:34:31 AM | | |
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Linking the requirement to resale is stupid. It leaves an enormous number of homes unprotected.
NY added a CO detector requirement a couple years ago and it follows the smoke detector mandate - every home, period. One of the few things Albany got right. Saturday's gig was the first house I inspected that wasn't missing at least one smoke detector, but there wasn't a single CO anywhere.
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Tom
http://clearcreekhomeinspection.com/
Life is tough enough as it is, it's tougher when your stupid. Don't do stupid things.
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Gaston, Oregon
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WA requires CO alarms for existing home sales.
[#9] Posted: 03/27/2012 - 10:28:40 AM | | |
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As I read the law, it's been a requirement in Washington since July of 2009.
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Jim Katen, Oregon
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Seattle, WA
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Yakima, WA
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Gaston, Oregon
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WA requires CO alarms for existing home sales.
[#12] Posted: 03/27/2012 - 3:01:36 PM | | |
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Quote: Originally posted by Richard MooreQuote: Originally posted by Jim Katen
As I read the law, it's been a requirement in Washington since July of 2009.
From what I can glean from a few blogs, etc, it seems the wording and intent of the original legislation was for earlier, but various parts subsequently got shunted to these later dates.
I've looked, but been unable to find any modifications. It says July 2009. The only stuff I can find that says otherwise comes from realtors. . .
Don't mix up the State requirement for CO alarms with the *building code* requirement. They're two different things with two different timelines.
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Jim Katen, Oregon
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Eureka, CA
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WA requires CO alarms for existing home sales.
[#13] Posted: 03/28/2012 - 10:36:36 AM | | |
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Big deal about requiring them. What happens if you don't? Fines, jail time, slap on hand, nothing. Speed limit signs with no cops are not very effective.
And since they tend to have a 5yr life or less...
No check box below to subscribe to this post, again?
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| Denny Waters |
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Anacortes, WA
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WA requires CO alarms for existing home sales.
[#14] Posted: 04/02/2012 - 11:56:58 AM | | |
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I have been recommending CO detectors in my reports for years. Its a basic piece of safety gear just as having working smoke detectors in all bedrooms are.
Several years ago I had a call from a client's attorney (and father in law) who called to get the name of my insurance carrier. Turned out the family had CO poisoning and he was looking for deep pockets. I was in the field so I couldn't review the report but I did ask if they had installed a CO detector. As lawyers normally do he dodged the question and repeated his demand. I deferred and told him that I would call him when I got back to the office. I checked the report and it had a 25 year old neglected furnace with rust in the heat exchanger. I called the lawyer back and ask if the furnace had been replaced or serviced as recommend and installed a CO detector as recommended. I offered to send him the pages from the report. He said he would get back to me. I later talked to the Realtor and found out that they had spent all their money on redoing the kitchen. The Realtor said that she had been threatened by the "lawyer" also. After that I always recommended a CO detector because you can't fix stupid....
//Rick
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Rick Bunzel
Pacific Crest
Property Inspection
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Seattle, WA
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WA requires CO alarms for existing home sales.
[#15] Posted: 04/02/2012 - 2:11:31 PM | | |
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| Quote: Originally posted by Rick Bunzel
I have been recommending CO detectors in my reports for years. ...
Yeah, me too, and I will continue to do so, but you do have to wonder how far we should have to take safety recommendations. Should I tell them to install gates at the stairs if they have toddlers, etc, etc?
Quote: You can't fix stupid.
Nope. So I'm thinking of writing a book to hand out to my clients. It will be "The Idiot's Guide to Home Ownership - 1001 Really Dumb Ways to Kill Yourself in a House".
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Richard Moore
Rest Assured Inspection Services
Seattle, WA
http://www.rainspect.com
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Oswego, NY
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WA requires CO alarms for existing home sales.
[#16] Posted: 04/02/2012 - 3:49:06 PM | | |
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The most recent law enacted in NY, (Amanda's law) wasn't meant protect you from yourself. It was meant to protect me from your stupidity if I happen to be a guest in your home.
You Washington guys should think about including it in your SOP.
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I'm Gary Blum and I approve this message
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Atlanta, ga
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Spring Hill (Nashville area), Tennessee
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WA requires CO alarms for existing home sales.
[#18] Posted: 04/04/2012 - 07:21:49 AM | | |
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Ya, but click on the individual states. They are not blanket regulations, a good example is in my state, TN. They are required in daycare centers(child) and group homes only.
I always recommend them in my report if the home has gas appliances in it.
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Scott Patterson
http://www.traceinspections.com
"Minds are like parachutes they only function when open"
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Rochester, New York
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Drexel Hill, Pa
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WA requires CO alarms for existing home sales.
[#20] Posted: 02/17/2013 - 8:35:57 PM | | |
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Understand that CO alarms listed to UL 2034 do not protect from CO poisoning--they are designed to protect from CO death. The alert levels are figured to correspond to a blood carboxyhemoglobin level of 10%. While you must comply with the code, understand it does not protect from chronic low level CO poisoning. For that, you need an unlisted low level CO Monitor, from either CO Experts or through an NCI certified technician.
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Walpole, MA
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WA requires CO alarms for existing home sales.
[#21] Posted: 02/21/2013 - 03:13:54 AM | | |
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Here in Taxachusetts, its a law (for a while now) and the local FD has to do the certification.... it's off of our backs ... this is on the good laws we have.. the problem is when it's busy, the FDs get backed-up...
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