Testing Garage Overhead Door Operators

Garage overhead door operators require periodic maintenance to maintain safe operation. Electric overhead operators are checked for function and safety during the inspection. Modern garage overhead door operators have two safety reversal means, Contact Reversal and Non Contact Reversal. Contact Reversal is when the garage overhead door hits an obstruction and the operator should reverse for safety. Non Contact Reversal is when the electronic eye detects an obstruction without the garage overhead door hitting an object and the operator should reverse for safety.

The Contact Reversal of the garage door operator is tested using a 1.5 inch obstruction on the floor at the center point of the door. If the Contact Reversal requires correction this is typically accomplished by a simple adjustment on the operator but other corrections could also be necessary. See operator owners manual for additional details.

The Non Contact Reversal is tested by obstructing the electronic eyes, if installed properly, while the electric operator is closing the garage overhead door. The installed height of the electronic eyes varies slightly by manufacture but most typically advise installing the electronic eyes no more than six inches above the floor. If the electronic eyes require adjustment this is typically accomplished by remounting or correcting the aim of the eyes but other corrections could also be necessary. See overhead door operator owners manual for additional details. If the electronic eyes are out of alignment the operator will not close the garage overhead door without pushing and holding the wired push button until the garage overhead door is fully closed.

Kitchen Inspection Process

Kitchen inspection was of the readily accessible and visible portions of the kitchen. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets, when functional, are run for longer than one minute checking for observable leaks and hot/cold orientation.

The following builtin kitchen appliances, where installed, were inspected and on/off operated testing the main function of each appliance using the normal operating controls:

• Cooktop / Oven / Range (cook surface with integral oven)
• Microwave
• Garbage Disposal
• Trash Compactor

Installed dishwashers are run through a normal cycle. Obvious functional issues and leaks observed around the dishwasher are reported, if present.

Ventilation equipment, such as range hoods, are inspected, on/off operated and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen exhaust fan, such as to verify air flow quantity or discharge location.

Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances. Refrigerators are considered personal property and are not evaluated. Refrigerator presence or absence is noted.

Equipment that appears to be shut down, inoperable or intentionally taken out of service is noted but will not be operated by the inspector. Shut down equipment may be unplugged, breaker off, water off, gas off or otherwise taken out of service.

Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor.

Bathroom Inspection Process

The following opinion was based on an inspection of the readily accessible and visible portions of bathroom areas.

Hand washing faucets, when functional, are run for longer than one minute checking for observable leaks at the faucet and beneath the sink as well as checking Hot/Cold orientation.

Bathing area faucets, when functional, are run for longer than five minutes checking for observable leaks and Hot/Cold orientation.

Toilets, when functional, are flushed no less than two times. Inspector checks for leaks around toilet, checks that toilet fills and shuts off, and checks to see if toilet appears securely mounted.

Effectiveness and discharge locations for mechanical bathroom exhaust vents are not confirmed during inspection.

Installation conditions and functional issues for this area requiring correction should be performed by a competent, qualified contractor.

Regarding calculating the load of a central system:

Several factors are considered when performing a load evaluation for central heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed ductwork, insulation, ceiling height, basement area served, if present, shade, climate zone along with size, number and placement of windows have to be taken into account before sizing a system. The inspector does not calculate the load of a central heating and cooling system during the performed inspection. The inspector also does not confirm that the installed ductwork is appropriately sized to serve the the installed central heating and cooling equipment. Properly maintain the ductwork system to meet your comfort needs and to allow system to operate properly. 

Regarding Vented Fireplaces or Fireplaces with a Flue

This type of fireplace will exhaust directly to an exterior area in an effort to reduce or eliminate smoke, fumes and carbon monoxide build up in the interior living space areas. You should become familiar with care and maintenance procedures for any installed fireplace as some procedures will be specific to what type of fireplace is installed. If you choose not to learn about the care and maintenance requirements for the installed fireplace, you should have a competent qualified chimney specialist check and inspect the fireplace before initial use and then as directed by the chimney specialist thereafter. Properly maintain any fireplace as needed for proper function and safety.

What is Arc Fault Circuit Interrupter (AFCI) Protection?

AFCI protection is designed to help reduce the chance of fire when a specific type of malfunction occurs at installed electrical outlets. This protection detects unintended electrical arcs and disconnects the power before the arc starts a fire.

Most, but not all, homes will have a need for additional AFCI protection based on varied municipal enforcement and the numerous changes for which areas require AFCI protection. Evaluate your risk exposure. Consider adding AFCI protection where needed for improved safety, particularly where construction was completed 2002 or later.

Modern Locations Where AFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:

For all 15 and 20 ampere single phase residential electrical circuits serving outlets and devices in Kitchens, Family Rooms, Dining Rooms, Living Rooms, Parlors, Libraries, Dens, Bedrooms, Sunrooms, Recreation Rooms, Closets, Hallways, Laundry Areas, or similar rooms or areas.

Testing AFCI Function

The inspector uses push button at AFCI breakers, where installed, to confirm AFCI protection trips. Once tripped, the inspector checks indexed electrical circuits to determine where AFCI protection is present or missing.

Obvious locations lacking AFCI protection are listed in the body of the report.

Obvious broken, non working and improperly wired AFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure.

What is Ground Fault Circuit Interrupter (GFCI) Protection?

GFCI protection is designed to help reduce the risk of being shocked when using electricity in certain areas.

Most, but not all, buildings will have a need for additional GFCI protection based on varied municipal enforcement and the numerous changes for which areas require this type of protection. Evaluate your risk exposure. Consider adding GFCI protection for 15 and 20 ampere electrical circuits where needed for improved safety.

Modern Locations Where GFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:

• all electrical receptacles at Bathrooms, Crawl Spaces, Exterior Areas, Garages, Unfinished Basements
• all electrical receptacles serving Kitchen Counter Surfaces
• all electrical circuits for Dishwashers
• all electrical circuits for Hydro Massage Tubs
• all 120 V electrical receptacles at Laundry Areas
• all electrical receptacles near Showers or plumbing Sinks (within 6 feet/arms reach)
• all 3 wire electrical receptacles installed on 2 wire circuits (such as at older homes)
• all electrical receptacles at accessory buildings (OUTBUILDINGS) that have a floor located at or below grade level not intended as habitable rooms

Testing GFCI Function

The inspector uses an electrical tester at receptacles that simulates a remote ground fault current to confirm which areas lack proper GFCI protection at electrical receptacles.

Obvious locations lacking GFCI protection are listed in the body of the report.

Obvious broken, non working and improperly wired GFCI receptacles or breakers are listed in the summary of the report.

Regarding Two Wire Electrical Receptacle Outlets ────

Inspector informational note regarding proper wiring of 120V electrical receptacles on two wire electrical circuits such as in older homes and in the inspected property.

There are three proper wiring methods for older two wire receptacle circuits:

1. Two wire receptacle circuits may have two wire receptacles, if properly installed.
2. Two wire receptacle circuits may have replacement three wire receptacles, if properly installed, GFCI protected and appropriately marked 'NO EQUIPMENT GROUND'. GFCI protected receptacles without test/reset buttons should also be appropriately marked 'GFCI PROTECTED OUTLET'.
3. Two wire receptacle circuits may be properly replaced with three wire receptacle circuits and three wire receptacles.

Two Wire Electrical Receptacle Outlets ────

Inspector informational note regarding personal preferred wiring method for 120 V two wire electrical receptacles circuits found in older homes.

There are multiple ways to properly address electrical receptacles on two wire circuits. The inspector has developed a personal preference for your consideration. This preference eliminates the need for stickers on most of the receptacles. This preference eliminates confusion regarding which receptacles have a grounding wire and which do not.

INSPECTOR PREFERRED METHOD

Newer two wire receptacles are used on two wire receptacle circuits.

Replace any two wire receptacles that are damaged or where a plug is loose when plugged into receptacle.

For two wire receptacle circuits needing GFCI protection, GFCI breakers are utilized rather than GFCI receptacles.

Where three wire receptacles are necessary or desired, three wire receptacle circuits are either confirmed existing already or a new three wire circuit is added.

Areas where three wire receptacles are beneficial include:

Exterior, Garages and circuits that serve refrigerator, freezer, microwave, clothes washer, garage door operator, computers and other electronics, appliances or tools with a three wire cord. Adding grounded electrical receptacles for electronics, appliances or tools that have a two wire cord is not necessary.

Regarding Lighting Switch Locations:

While exact placement of lighting switches is considered a design issue, installing lighting switches at appropriate locations is useful to improve safety. Generally, a light switch would be located within arms length of the entry point of a room so that the lighting for the room you are entering may be switched on from an area near the doorway. Installing a switch at an inconvenient location, such as on the hinge side of a door, would not be desirable. Where the stairway between floor levels has six risers or more, a wall switch would be located at each floor level and at each landing level that includes an entryway to control the lighting for the stairway. Evaluate your need in regard to lighting switch locations. Consider updating switch locations for improved safety if desired.

Regarding Testing Smoke Alarms:

After installing smoke alarms, test weekly and replace batteries when needed. Properly replace smoke alarms when not functioning correctly and at least every ten years. Smoke alarms should be at least the photoelectric type and dual sensor photoelectric and ionization smoke alarms are available, and preferred. Refer to installation and care instructions for proper locations and periodic maintenance.

Recommended attic insulation depth above living spaces for this area of the country is R-38 to R-60 to help lower utility costs. This recommendation comes from the US Department of Energy. Evaluate your comfort level and utility costs correcting insulation depth if needed. 

Regarding crawl space ventilation. 

Crawl spaces either should be properly ventilated or properly encapsulated. Encapsulated crawl spaces must have a conditioned air space. When ventilating a crawlspace it is important to have proper intake and exhaust venting to provide adequate cross ventilation. Monitor crawl space air for excess moisture and condensation properly correcting if necessary to meet your needs.

Regarding foundation vents. 

Foundation vents at ventilated crawl spaces should be open when the outdoor temperature is above freezing. If you feel you must close the foundation vents, they should only be closed for very low temperatures and then promptly reopened when the outdoor temperature rises above freezing. Our moderate climate for this area is known for outdoor temperatures typically being in the 40s to 60s f during the day in the winter. Leaving the foundation vents closed for weeks or months, in some instances, may damage the floor framing due to excess humidity and fungal growth.