Window Safety
Tragic news was reported today in California, of two year old twin girls drowning in their families pool. This shocking news is a reminder to home inspectors that the primary duty to our clients is home safety. Drowning is primarily of young children and accounts for 800 in home deaths in the U.S. each year.
When conducting a home inspection, often times my clients opt out of a pool inspection as part of their inspection, to save money. When they make this decision, I always still review with them the importance of effective safety barriers for pools, spas and fountains, for their children and guest children. A proper barrier system of fencing and self-closing gates would defeat any young child’s attempts to access to access a water area. Knowing the professional standards of my home inspection CREIA and ASHI peers, I am certain that they review these water safety issues with their clients as well.
This tragedy, while it will help draw essential attention to the danger of child drowning, does not educate the public as to the primary cause of death in U.S. homes. In fact, drowning ranks a distant sixth in U.S. homes as the cause of preventable deaths. The primary cause of preventable mortality in U.S. homes is from Radon gas. Radon causes 21,000 lung cancer deaths in the U.S. Both the U.S. Surgeon General and the EPA have identified Radon gas as the second leading cause of lung cancer, as well as the primary cause of lung cancer in non-smokers. For over two decades, the EPA has recommended that all homes be tested for Radon. One in fifteen homes have Radon gas levels that are at levels determined as a significant risk to the occupants. While testing and correction of the radon levels is relatively inexpensive, I find that the majority of my clients opt out of testing, again to save money, and or lack of acceptance regarding the real and present danger of Radon. Clients can see the potential danger of a pool to children, but they cannot see, taste or smell Radon gas.
In addition, I run into real estate agents, property owners, bankers, and investors insisting that there is no Radon in California. The California Department of Health, thousands of Radon test results and 2,000 annual lung cancer deaths from radon in California disagree from these misinformed perspectives. California law requires that the Radon gas test be conducted by a Department of Health registered radon technician, during a real estate escrow, to prevent tampering. However, a new homeowner can conduct their own test after they take possession of the property. Low cost Radon test kits (about $10-$30), can be obtained from local hardware stores.
The other primary annual causes of preventable death in U.S. Homes include: falls 6,000; Poisoning 5,000; Fires 3,000; and Air Obstructions (strangulations) 1,000. Home Inspectors can report on safety prevention issues for all of these items as well: Falls (stairs, handrails, flooring, grounds); Poisoning (child safety latches); Fires, (smoke detectors, fire egress, electrical); Air Obstructions (window cover cords).
The home inspectors primary standard of care is to advise and educate their clients on home safety conditions and prevention strategies for these primary in-home safety issues. It is critical that home inspectors continue to inspect, educate and report to their clients on these safety conditions to help prevent tragic, but preventable deaths.
For more information on home inspections or to contact the author, please visit: http://www.gpinspect.com/
Steve Zivolich, is an ASHI/CREIA/NEHA Certified Inspector and owner of Guaranteed Property Inspection and Mold Investigation in Southern California. He is also certified in: Radon, Mold, Energy Efficiency and Asbestos testing.
window mullion safety issues for toddlers?
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(b) Special windows. (1) Where three windows with two separating mullions are set in the same wall opening, and the center window is a safe window and the sash openings of the two outer windows are less than 21 inches wide, this method may be used to clean the outer windows from a position on the sill or ledge of the safe window.
(2) Where three windows with two separating mullions are set in the same wall opening, and the two outer windows are safe windows, and the center window is not a safe window, this method may be used to clean the center window from a position on the sill of either safe window or astride either mullion.
(3) Where a single fixed sash window has adjacent thereto a safe window on either side with separating pilasters 16 inches or less in width and six inches or less in depth from their face to the glass and the fixed sash window has a sill at least three inches deep, this method may be used to clean the fixed sash window from a position on the sill of either safe window or astride either pilaster.
(c) Anchors required. A window cleaned by this method shall be equipped with approved anchors, installed as authorized, and so maintained.
Exception: A window having the sill or sills from which the cleaning is done not more than six feet above the
ground, the floor or an equivalent surface.
(d) Safety belt required. The cleaner shall be provided with an approved safety belt.
Exception: When working from a sill or ledge not more than six feet above the ground or an equivalent surface.
(e) Attaching safety belt. The cleaner shall attach one belt terminal to an anchor without extending more than one arm beyond the window sash before climbing out, and the other terminal to the opposite anchor before or immediately upon climbing out. When cleaning is done from an interior sill six feet or more high both terminals shall be attached to anchors before work is begun.
(f) Keeping both terminals attached. The cleaner shall keep both belt terminals attached to separate anchors during the cleaning operation.
(g) Keeping one terminal attached. The cleaner shall keep one belt terminal attached to an anchor until he has returned inside the window.
(h) Passing. The cleaner shall not pass from one window to another or from one part of a multiple window to another at a level more than six feet above the adjoining floor or ground surface.
(i) Slippery sills. The cleaner shall not work on a sill or ledge on which there is snow, ice or other slippery substance.
(j) Objects on sills. The cleaner shall not stand or support himself on any object placed on a sill or ledge.
(k) Using defective anchor. The cleaner shall not be suffered or permitted to use an anchor which is inaccessible, loose, damaged, deteriorated or altered.
(l) Using defective safety belt. The cleaner shall not be suffered or permitted to use a safety belt which has been used for testing purposes or which is materially damaged, deteriorated or excessively worn in any part. A terminal slot is excessively worn if any point accommodates a nine-sixteenths inch plug gauge. back
§ 21.7 Working from ladders.
(a) Use of method. The use of this method is prohibited for cleaning a window where any of the following conditions exist:
(1) The interior surface of the window is to be cleaned and the top of such window is more than 35 feet above the nearest interior floor or equivalent surface on which the base of the ladder is to be placed.
(2) The exterior surface of the window is to be cleaned and the top of such window is more than 35 feet above the nearest street or ground surface.
(3) The window is so placed or obstructed as to make the method unsafe.
(b) Ladders over 18 feet–holding. At all times when a cleaner is working on a ladder over 18 feet long, a person shall stand at the foot of it, face it and hold it with both hands.
(c) Sidewalk doors. No ladder shall be rested on a sidewalk door.
(d) Protection against slipping. All ladders shall be provided with means to prevent slipping suitable to the bearing surface.
(e) Inspection of ladders. Each ladder shall be inspected at least once a month by the person who owns it.
(f) Painting of wood ladders. A wood ladder shall not be painted with other than a transparent material.
(g) Maintenance and replacement. Ladders shall at all times be maintained in a safe condition. Any ladder having a broken member or part, or any insecure joint between members or parts or any flaw or defect of material that may cause failure, or any rung or step that is worn down to three quarters or less of its original thickness, shall be immediately taken out of service for necessary repairs or replacement.
(h) Strength. Ladders, including all load-bearing parts and connections, shall be designed and constructed to sustain without failure a concentrated load of not less than 600 pounds.
(i) Wood ladder construction. Wood used in the construction of ladders shall be thoroughly seasoned, sound, clear and straight-grained and the slope of the cross grain shall not exceed one in 15 at any point for rungs, steps or cleats, and shall not exceed one in 12 for rails. Wood used in side rails shall be at least equivalent in strength and durability to Sitka spruce. Rungs shall be of commercial white ash, white oak or hickory. Load bearing metal parts shall be of steel, wrought iron, malleable cast iron or other metal of equivalent strength and durability. back
Historical Note
Sec. amd., filed Sept. 1, 1966 to be eff. Oct. 1, 1966. New subd. (a) substituted.
§ 21.8 Working from boatswain’s chairs.
(a) Approval required over 75 feet. After October 1, 1967, a boatswain’s chair which is suspended from a point with an elevation of more than 75 feet above the nearest street or ground surface shall be approved for the specific building and location where it is to be used to clean windows. Approval will not be considered unless other authorized means of cleaning the windows have been found impracticable or impossible due to the exterior features of the building.
(b) Suspended point height of 75 feet or less. A manually operated boatswain’s chair which is suspended from a point with an elevation of 75 feet or less above the nearest street or ground surface is not required to be approved but shall conform to the following requirements:
(1) Safety belt and lifeline required. Each person working from a boatswain’s chair shall be provided with and shall use an approved safety belt and a lifeline consisting of a hanging line and a tail line. The tail line shall be of minimum practical length and shall be attached to the hanging line by an approved special device to allow vertical adjustment of the point of attachment.
Note: See section 23.30 of Industrial Code Part (Rule No.) 23.
(2) Protection of street or ground area. Where a boatswain’s chair is suspended over an area traversed by pedestrians or vehicular traffic, the ground area directly under the chair work zone shall be effectively blocked by barricade, or an attendant shall be stationed so as to keep the area clear.
(3) Skilled operators. Persons not trained in the use of boatswain’s chairs shall not use such equipment.
(4) Chairs. Boatswain’s chairs and all supports shall be designed and constructed to sustain without failure a minimum load of 600 pounds. Each chair shall be suspended from its four corners by means of rope slings, have a seat not less than 24 inches long by 10 inches wide and two inches in thickness if of soft wood or one and one-eighth inches in thickness if of oak or ash, and be reinforced across the full width by cleats securely fastened to each end. The chair seat may be constructed of material other than wood, provided the material is equivalent in strength to two inches of soft wood or one and one-eighth inches of oak or ash. If constructed of material of equivalent strength, cleats across the full width of the seat shall be provided unless structural analysis indicates they are not necessary.
(5) Tackle. Tackle shall consist of rope at least equal in strength to five-eighths inch first grade Manila rope and proper sized blocks. Rope attachment to a block shall be by a thimble and splice. Hooks shall be provided with means to prevent accidental disengagement.
(6) Anchorage. The object to which the tackle is anchored shall be rigid and of ample strength.
(7) Tie-ins. Tie-ins shall be provided for boatswain’s chairs and used by the cleaner to prevent sway during the window cleaning operation.
(c) Powered boatswain’s chairs. A powered boatswain’s chair used for window cleaning shall be approved in respect to its hoisting machine and shall be subject to the requirements set forth in this section in subdivision (a) and paragraphs (1), (2), (3), (4), (6) and (7) of subdivision (b). back
Historical Note
Sec. amd., filed Sept. 1, 1966 to be eff. Oct. 1, 1966. New sec. substituted.
§ 21.9 Working from scaffolds.
(a) Compliance with Part (Rule No.) 23. Every scaffold used for cleaning by this method shall be designed, constructed, installed, operated and maintained in compliance with all relevant provisions of Part (Rule No.) 23, Protection of Persons Employed in Construction and Demolition Work, as amended, except as the board may otherwise provide in this Part (rule) or in a resolution of approval of a specific scaffold or type thereof’.
(b) Maintenance and inspection requirements. (1) The owner of the scaffold shall establish and maintain a log showing inspection and maintenance work performed on the scaffold. The maintenance schedule and log sheet, recorded on forms furnished by the commissioner, shall be available at the site for use by the commissioner or his authorized representative.
(2) Prior to being put into operation on any day, the scaffold shall be subjected to a preliminary inspection and test to assure its safe condition. Results of this inspection shall be noted in the log. This inspection shall be performed by the foreman or other responsible person trained in the use and operation of the scaffold.
(3) Upon discovery of any substantial defect or abnormal condition in the scaffold or any part thereof, the scaffold shall be placed out of operation until such time as the abnormality or defect has been corrected and the scaffold restored to its normal condition.
(c) Suspended scaffolds–75 feet or more. Every suspended scaffold so used including both manually or power operated types shall be approved if it is or is intended to be suspended from any point which has an elevation 75 feet or more above the nearest street or ground surface.
(d) Suspended scaffolds–not exceeding 75 feet; lifelines. (1) Every scaffold including both manually and power operated types which is suspended or is intended to be suspended from any point not exceeding 75 feet in elevation above the nearest street or ground surface is required to be approved only in respect to any hoisting machine which may be used thereon, provided that all other components comply with Part (Rule No.) 23. A block and tackle is not construed to be a hoisting machine. Any part of such scaffold assembly and suspension which is not named or described in Part (Rule No.) 23 is required to be approved pursuant to section 23.26 of said Part (rule).
(2) Each person working on such a suspended scaffold shall be provided with and shall use an approved safety belt. Each belt shall have its own lifeline, which shall consist of a hanging line and a tail line. The tail line shall be of minimum practical length and shall be attached to the hanging line by an approved special device to allow vertical adjustment of the point of attachment. The lifeline shall be securely attached to a sufficient anchorage.
Note: See section 23.30 of Industrial Code Part (Rule No.) 23. back
Historical Note
Sec. amds. filed: Feb. 18, 1964; Sept. 1, 1966 to be eff. Oct. 1, 1966. New sec. substituted.
§ 21.10 Authorized installation of anchors.
(a) Fastenings. (1) Anchor fastenings, except nuts, reinforcing plates and washers which are protected from the weather, shall be of the same metal as the anchor.
(2) Every fastening bolt or machine screw shall be machined from bar stock or hot forged. It shall have at least three-sixteenths inch of unthreaded length under the head and threads shall be cut.
(3) Every reinforcing plate shall be of steel and shall be cleaned and painted with at least one coat of corrosion resistant paint before installation.
(4) Nuts and machine screws shall be screwed tight without producing excessive stress.
(5) To prevent turning, loosening, or backing off, threads shall be peened close to the nut or plate or in lieu thereof, heavy lockwashers, firm locknuts or other positive means of retaining the finished position of threaded parts may be provided.
(b) Installation in pairs. (1) Anchors shall be installed so as to be usable in pairs from a position on the sill from which the cleaning is done and with each terminal of the safety belt attached to a separate anchor.
(2) One anchor shall be installed at each side of a window which may be, and is to be cleaned by the authorized method of working from the sill or ledge, so that each window has its own pair of anchors, except: where three double-hung windows with two separating mullions are set in one wall opening and the outer sash openings are less than 21 inches in width, anchors need not be installed at the outer sides of the outer windows.
(c) Height above sill. Anchors shall be between 42 and 51 inches above the sill or ledge.
(d) Terminal space. Each anchor shall be located so as to permit easy attachment and removal of a terminal and free play of the terminal when attached.
(e) Accessibility from inside. Anchors shall be located so as to permit easy attachment of a terminal to either anchor without extending more than one arm beyond the sash opening.
(f) Wooden frames. (1) Anchors shall be attached to wood or metal covered wood window frames or mullions by bolts not less than three-eighths inch in diameter which pass through the entire window frame or mullion by holes not more than seven-sixteenths inch in diameter drilled through a solid section, such as a pulley stile or equivalent, of the frame or mullion.
(2) Bolts shall be securely fastened by a nut and washer.
(3) The outside diameter of such washer shall be at least twice the diameter of the bolt hole.
(4) Notwithstanding any other provision of this Part, the ends of such bolts shall be peened to prevent loosening or removal of the nuts.
(5) The back face of anchors for installation in wood windows, frames or mullions shall be provided with at least two sharp lugs or equivalent means to prevent turning of anchor after installation.
(6) Such installations shall be made only where frames are securely attached to the building.
This post was written by: Brandon Hall
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