Carbon Monoxide Alarms Now Required Before Homes can be Sold in Washington

 

Carbon monoxide poisoning kills hundreds of people each year in the U.S. This poisonous gas is invisible and odorless, and so you cannot hear, taste, see or smell it. Many of its victims are individuals or entire families who, although they are aware they don't feel well, by the time the gas has taken effect they are disoriented and unable to save themselves. Young children and pets are usually the first affected by this killer.

As of April 1, 2012, Washington's RCW 19.27.530 requires all sellers to have operating carbon monoxide alarms installed in accordance to the state building code before a buyer or any person can legally occupy the residence following the sale. The building code (WAC 51-51-0315)  requires alarms to 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 the alarms comply with UL 2034. There are no exceptions to this, and they may be electric or battery operated.

In addition, a property owner must install carbon monoxide alarms when performing any remodels, repairs or additions to their dwelling that require a building permit. (New construction has been required to have carbon monoxide alarms installed since January 2011.)

At times during power outages in cold weather, unsuspecting homeowners will operate propane heaters or barbeque grills inside in an effort to stay warm. One of the byproducts of this combustion is carbon monoxide. This can, and does, poison entire families while they sleep. Do not EVER use propane heaters or wood stoves without proper ventilation to the outside!

The alarms are triggered by carbon monoxide levels below those that can cause loss of ability to react and prevent death from exposure to this poisonous gas. Small children and pets will display symptoms before adults, so be aware if they suddenly start acting ill. Immediately open windows and exit the house, then call the police. Do not re-enter the building until the source of the gas has been eliminated.

A Windstorm Causes a Tree to Fall on Your House. Who is Responsible?

With all the wintry weather we’ve been hit with lately, not only is it hazardous to drive in, but it takes a toll on large trees in the heavily-wooded Northwest. You see trees down all over, some on the roads, others sprawled across people’s property. With all the tall trees surrounding homes in this heavily-wooded part of the country, there is the ever-present danger of one of these large trees toppling over and causing damage to buildings, cars or property, or even injury to its occupants.

Many homeowners don’t realize that, without proper coverage, they are liable for damages to their property, even if it’s from a tree on a neighboring property!

A recent PEMCO Insurance poll found that 82% of the people surveyed falsely believe that a neighbor’s insurance policy is at least partially liable for damage if a tree planted in the neighbor’s yard harms your house, fence or other structures. In addition, a full 60% believe it’s strictly the neighbor’s insurance company that will need to pay for the damages. In reality, unless negligence is a factor, homeowners are responsible for any structural damage to their own property!

“With so few homeowners knowing the right answer, and windstorms so common in the Northwest, we have a great opportunity here to educate consumers,” said PEMCO spokesperson Jon Osterberg.

While most homeowners policies will cover this type of damage, and for debris removal, too, if it can be proven that the damage stems from neglecting to maintain the health or safety of the tree, the neighbor (or you!) can be held responsible for the problem.

PEMCO recommends that you cut dead or rotting branches on all trees on your property to prevent them from falling on your house, or your neighbor’s house. 

Also, if you have a tree that is beginning to lean or looks like it might topple, it is best to hire a professional to have the tree removed before it falls over and causes damage. As the old saying goes, "It's better to be safe, than sorry."

Child Under 13 in Your Car? Washington Law Requires They Ride in Back Seat

A recent poll by PEMCO Insurance has found that, although a vast majority of Washington drivers understand that the safest place to have a child passenger is in the back seat, just 43 percent say they see other drivers in compliance.

Children's car seat, properly used.

Washington is one of 14 states that require a child under the age of 13 be seated in the rear of a vehicle "where it is practical to do so", according to the Revised Code of Washington.

Not only are front-end crashes the most prevalent type of auto accident, the added threat posed by air bags, which are designed for adult passengers, makes the front seat a dangerous place for youngsters. Air bags can severely injure or even kill small children seated in the front seat, even in an approved car seat.

This is a disparity of opinion among drivers as to what should determine when a child can ride in the front seat. Nearly half the poll respondents said height should be the primary criteria, and another 21 percent believed that weight should be the determining factor. Only 25% of respondents agreed with the state age requirement   that the age of 13 was the key factor.

According to the Insurance Institute for Highway Safety (IIHS), placing kids in back instead of in front reduces injury risk by 64 percent for infants and kids up to age 8, and 31 percent for children 9 to 12.

While age is the determining factor in where children should ride, height and weight are more important in deciding when a youngster is ready to move from a child safety seat to a booster seat, or just be restrained with a seat belt.

The general rule of thumb is that children under 40 pounds should be in a car seat. As kids outgrow the height and weight requirements of a car seat, the recommendation is that they first graduate to a booster seat that allows cross-body seat belts, then eventually to just using an adult seat belt.

Although car seats and booster seats can be inconvenient and expensive, the protection they provide for small children is vital. Besides, it's the law.

To learn more about the PEMCO Insurance Northwest Poll and view a summary of the results, visit www.pemco.com/poll, where the public is invited to participate in an informal version of the poll to see how their own responses compare with those collected by FBK Research of Seattle.

Child in booster seat.

About the PEMCO Insurance Northwest Poll
PEMCO Insurance commissioned this independent survey that asked Washington drivers several questions about driving habits and attitudes toward current Northwest issues. The sample size, 826 respondents in Washington, yields an accuracy of +/- 3.5 percent at the 95 percent confidence level. In other words, if this study were conducted 100 times, in 95 instances the data will not vary by more than +/- 3.5 percent.

Tips for Driving in the Rain

Western Washington in the winter is a pretty rainy climate, and combined with occasional freezing or near-freezing temperatures, this can make for hazardous driving conditions.

There are a number of things you can do to reduce your chances of having an accident in the inclement winter weather.

Tires: Where the rubber hits the road

First, you should check your tire treads for wear. Even though you didn’t notice a difference this summer, now that wet weather is here worn tires may suddenly lose their grip on the road, and you could go sailing into another car or the ditch! Have your local tire center check to see if the tread is adequate.

Tires that are overinflated not only wear out faster, but can’t hold the road as well in wet or snowy weather. Reducing the air pressure in your tires will help you keep your car under control in treacherous conditions. By slightly reducing the pressure from 32 psi to 28 psi, you will make your tire have a little more rubber on the road surface, providing additional stability. Of course, when winter is over you will need to inflate your tires to the proper levels to avoid excessive tire wear.

Limited Visibility

Now is the time to make sure your windshield wipers are in good working condition, your windshield is clean and you have washer fluid in the reservoir. When it rains, worn wipers will streak your windshield, making it difficult to see, especially at night. Headlights of approaching vehicles will reflect this residue and make visibility even worse. Also, it is important to keep your windshield clean. Mud or leaves that get on your windshield can be smeared by your wipers, making it very difficult to see clearly, and if you get spattered by a passing car or truck, your windshield washer fluid can get it cleared off quickly.

If, for any reason, your windshield will not clear, leave the roadway as soon as safely possible and use a cloth and some clear water to thoroughly clean the window. Do the same for your other windows and side view mirrors, too.

Driving in a downpour

Usually, Seattle rain is fairly light, but occasionally a weather front will come in and dump rain in buckets. It’s best to avoid driving until it tapers off, but if you are caught in a deluge, here’s something that may help -- put on your sunglasses! Even at night, putting on your sunglasses in the pouring rain will help you see much more clearly. You will see drops on the windshield, but not the rain that's pouring down in front of your car. It also helps eliminate the sudden blindness from getting sprayed with a wall of water by a passing semi truck.

Don’t use cruise control in the rain

When you’re driving in rain, turn your cruise control off. The problem is when your tires begin to hydroplane in slippery conditions and lose contact with the road, cruise control can suddenly cause your car to accelerate to a higher rate of speed, and cause you to lose control of your car! Some cars are designed to shut cruise control down in wet or icy conditions, but yours may not be one of these.

Finally, slow down!

The speed limit may read 60 mph, but that is only applicable in optimum driving conditions. If it’s wet or icy, slow down. If you are involved in an accident in bad weather conditions, and it is found that you were going within the speed limit, that won’t help you in court if the conditions warranted slowing down. When weather conditions make driving hazardous, posted speed limits are not in effect, and motorists must drive at a safe speed or be liable for damages that they cause.

Northwest Drivers Think They Can Exceed the Freeway Speed Limits Without Getting a Ticket

A recent PEMCO Insurance poll found that drivers in both Washington and Oregon believe a driver can exceed the speed limit and not get stopped by the state patrol, but Oregon drivers are considerably bolder when it comes to how far over the limit they think they can go without getting ticketed.

As many as two out of every three Northwest drivers think that they can go a few miles per hour over the posted speed limit -- even if witnessed by the patrol -- and get away with it. But drivers in Oregon are convinced that they can go as much as nine miles-per-hour over the legal limit and not get pulled over.

That’s significantly higher than Washington, where about half the drivers think there’s some lenience on freeway speed the state patrol will allow before they turn on the blue lights. The survey found that about 60 percent of Washington drivers think the threshold is four miles-per-hour, less than half what Oregon drivers believe is allowable.

“Oregon’s lower freeway speed limit, set at 65, may explain why Oregon drivers think there’s a higher tolerance for speeding,” said PEMCO spokesperson Jon Osterberg. "Regardless, data shows that speeding causes more crashes and fatalities."

The National Highway Traffic Safety Administration reports that nearly one-half of all fatal speeding-related crashes in 2009 occurred on roads with posted speed limits of 55 mph or more.

According to the Washington State Patrol, speeding is one of three areas where data shows motorists are most likely to be killed or injured when drivers violate posted speed limits. Other fatal behavior includes driving while impaired and failure to wear a seatbelt.

Despite the State Patrol’s emphasis on catching speeders, nine out of 10 Washington drivers admit they’ve exceeded the speed limit at least once, and half of all Washington drivers say they speed at least some of the time. The same holds true for Oregon drivers, according to the PEMCO poll.

Oregonians, however, are more likely to push speed limits, with 61 percent saying they should be quick to slow down before reaching 9 mph above the posted speed. That compares with 71 percent of Washington drivers who slow down before hitting 9 mph over the speed limit.

In either state, of those who admit to speeding, a majority say they’re simply keeping up with the flow of traffic, and a smaller fraction say they speed without realizing they’re exceeding the limit.

What’s also true for both states is the more you earn, the more likely you’ll speed. Nearly 60 percent of drivers with incomes of more than $50,000 per year admit to sometimes speeding.

Younger drivers also demonstrate less caution for slowing down. About two-thirds of drivers under age 35 admit to speeding at least some of the time, while less than half of drivers over age 35 say they sometimes speed.

"Although most of us speed at least once in a while, the major takeaway here is to remember that increased speed equals increased danger of physical harm, whether the police catch you or not," Osterberg said.

To learn more about the PEMCO Insurance Northwest Poll and to view a summary of the results, visit www.pemco.com/poll, where the public is invited to participate in an informal version of the poll to see how their own responses compare with those collected by FBK Research of Seattle in April 2011 and July 2011.

Source: PEMCO Insurance

Tips to Keep Your Home From Being a Target for Burglars

Advice from Consumers Union of U.S., Inc.

A home is robbed every 14.6 seconds and the average dollar loss per burglary is $2,119, according to statistics just released by the FBI. And that's the good news because burglaries were down slightly in 2010 compared to 2009. Sure you lock your doors and windows when you're not home (you'd be surprised how many people don't). But here are ten things that you're probably doing that make your home a target, and what you should do instead:
 

1. Leaving your garage door open or unlocked. Once inside the garage, a burglar can use any tools you haven't locked away to break into your home, out of sight of the neighbors. Interior doors between the garage and your home often aren't as strong as exterior doors and may not have deadbolt locks.
Instead: Always close and lock the garage door. Consider getting a garage-door opener with random codes that automatically reset.

2. Hiding spare keys. Burglars know about fake rocks and leprechaun statues and will check under doormats, in mailboxes, and over doorways.
Instead: Give a spare set to a neighbor or family member.

3. Storing ladders outdoors or in unlocked sheds. Burglars can use them to reach the roof and unprotected upper floor windows.
Instead: Keep ladders under lock and key.

4. Relying on silent alarm systems. Everyone hates noisy alarms, especially burglars. Smart thieves know that it can take as long as 10 to 20 minutes for the alarm company or cops to show up after an alarm has been tripped.
Instead: Have both silent and audible alarms.

5. Letting landscaping get overgrown. Tall hedges and shrubs near the house create hiding spots for burglars who may even use overhanging branches to climb onto your roof.
Instead: Trim any bushes and trees around your home.

6. Keeping your house in the dark. Like overgrown landscaping, poor exterior lighting creates shadows in which burglars can work unobserved.
Instead: Replace burned out bulbs promptly, add lighting where needed, and consider putting fixtures on motion sensors or light sensors so that they go on automatically.

7. Not securing sliding doors. These often make tempting targets.
Instead: When you're out, put a dowel down in the channel, so that the door can't be opened wide enough for a person to get through.

8. Relying on your dog to scare away burglars. While barking my deter amateurs, serious burglars know that dogs may back away from someone wielding a weapon, or get chummy if offered a treat laced with a tranquilizer.
Instead: Make your home look occupied by using timers to turn lights, radios, and TVs on and off in random patterns.

9. Leaving "goody" boxes by the curb. Nothing screams "I just got a brand new flat-screen, stereo, or other big-ticket item" better than boxes by the curb with your garbage cans.
Instead: Break down big boxes into small pieces and bundle them together so that you can't tell what was inside.

10. Posting vacation photos on Facebook. Burglars troll social media sites looking for targets.
Instead: Wait until you get back before sharing vacation details or make sure your security settings only allow trusted "friends" to see what you're up to.
Copyrighted 2009, Consumers Union of U.S., Inc. All Rights Reserved.

Taking Energy Efficiency to the Next Level: Furnace-less Homes!

Want to save a bunch on heating and cooling costs in a home, even in cold climates? Build the house without a furnace. It’s possible now, and a the Cleveland Museum of Natural History has just built one. In fact, thousands of furnace-free homes have already been built in Germany, but only 15 U.S. buildings have this same level of extremely low energy use.

The house in Cleveland has walls that are more than a foot thick, big triple-pane windows, doors that resemble bank vaults and engineering that cuts heating and cooling costs, as well as pollution, by 90 percent.

These futuristic dwellings are known as “passive houses”, and cost about 20 percent more than conventional housing to build. The museum decided to give its visitors a look at what the future may hold as energy costs skyrocket.

“We have to get beyond incremental improvements to get a dramatic breakthrough,” said David Beach, the museum’s director of sound urban practices. This houses, he said, is “an example of a new way of living.”

Special Insulation is the Key

The house has an insulation system with a sealed air barrier that makes it work like a thermos. A ventilator exchanges the heat from the stale, outgoing air with the fresh incoming air, allowing very little heat to be lost. Two ductless heat pumps, one upstairs and one down, supply all the heating and cooling necessary no matter how hot or cold the outside air is.

The doors are extremely think to insulate well.

The house features huge south-facing windows which allow maximum solar heat in winter, when the sun is low in the sky. A ridge over the windows blocks much of the sunlight in the summer months, when the sun is higher in the sky.

Cleveland endures some of the harshest winters in the U.S., so if this house can achieve certification here, chances are it can do it anywhere.

A certified passive house must meet the same stringent energy-saving standards as in Germany. To qualify, a house must meet or beat 80 to 90 percent reduction of heat-trapping gases, the amount needed by mid-century to avoid creating dangerous climate shifts.

Return on Investment

The Department of Energy estimates it costs more than $900 a year to heat and cool an average house in the Ohio area. A passive house is approximately 15 percent more energy efficient than homes built to code. The cost of building a passive house is about $10,000 more, so the point at which the extra cost is offset by the energy cost savings is about 10-11 years. Of course, as energy prices increase, the efficiency of passive homes will make it pay off in even less time.

Source: Renee Schoof, McClatchy Newspapers