|
|
| call (805) 685-2425 |
 |
Let it BREATHE Like
people and wine, houses need to breathe too. Older
homes were built with relatively loose sealing doors and windows and
have a much higher air infiltration rate than a new home. Modern
construction methods are making our homes more and more air tight to
conserve energy. As a result, we are learning to pay more attention to
ventilation and exhaust air requirements. Bedroom windows are special.
In the event of a fire, every room used for sleeping should
have a means of secondary emergency egress. Unless there is a second
door leading to the outside, the window is it. Bedroom
windows should measure at least twenty-four inches high by at least
twenty inches wide, with a minimum opening of 5.7 square feet and an
optimum sill height of forty-four inches. This facilitates an
emergency exit by the occupant or an emergency egress for a fireperson
wearing breathing apparatus. There are exceptions to the
ventilation rule for rooms like kitchens and bathrooms where secondary
emergency egress is not required. For
example, to meet the requirement, a bathroom may have an exhaust fan
to move moist air to the exterior (not just to the attic). The exhaust
fan is sized to move enough air to change the air in the room at the
rate of 5 times per hour. Exhaust
fans are now also recommended in laundry rooms where there could be a
build up of moisture laden air. That brings up the supply air issue. If you have a gas fired clothes dryer, it needs air for complete combustion of the gas flame. When you are using or removing air from a space, makeup air is provided by an opening through a wall or door. If you starve a gas flame, it can create excessive amounts of carbon monoxide, so we want to keep the flame well supplied with combustion air. Every gas appliance needs
adequate combustion air. Although
the air for combustion sometimes comes from living space, it
preferably will come from outside.
Furnaces and water heaters often have outside air provided via
the attic or crawlspace. Attics need to breathe to
prevent a buildup of heat or moisture that can create unhealthy
conditions. Vents for the attic can be in the eaves, the ridges or the
gable ends or even dormer vents or in the roof.
Recently there is a new requirement that the rafter bays in a
cathedral ceiling also be vented.
This is done with eave and ridge top vents.
Whatever the venting means, the openings should have screens to
keep the pests and critters out of your attic. If your house is on a raised
foundation, the crawlspace below the floor needs ventilation too. Like
the attic, it needs 1 square foot for every 150 square feet of area.
Ideally the openings are within 3 feet of the corners to provide more
efficient cross ventilation. If
the natural air flow is limited, it can be augmented with mechanical
ventilation fans. If you
live in an area with high radon gas levels, you’re going to want a
specialized ventilation system. Remember, for a healthy and comfortable home, breathe and let breathe. John
McGibbon Real Estate Inspections “Highly
Recommended” (805) 685-2425 www.JMinspections.com |
|
|
Be Water Wise...It's not just the roof Living with a gas water heater |