The Big Change in Lighting

The federally mandated changes in residential lighting are finally visible on the store shelf. There are fewer selections of incandescent lamps available, and more compact florescent (CFL) and halogen choices. The mandated changes may present some changes for the average homeowner.

Realistically, the incandescent bulb met many application needs, was inexpensive to buy, and used a standard amount of energy for light output. Newer lighting generally uses less energy to produce about the same amount of light. That is the first challenge homeowners will face; thinking about light in "lumens" rather than "watts."

Next, newer bulbs do not meet the same array of applications that incandescent bulbs did. Not all new technology can be used in base-up fixtures. Some new technology can not be used with all dimmer switches. And, newer technology may not provide the same service life that older lighting did.

One area that remains a problem for CFL lighting is service life. Some incandescent lamps in use by the author have been in service for over 10 years, and continue to provide adequate light output. Testing of CFLs in similar applications has been extremely disappointing, with service life less than one-fifth of expected. Some CFL lighting has lasted less than one year.

Additionally, the CFL lamps have tended to put off quite a stink when they expire. The odor does not dissipate quickly, and is very strong. CFL bulbs also contain material that should not simply be tossed in the curbside garbage bin. Instead, trips to the hazardous waste collection site are necessary. Halogen technology may be a reasonable alternative.

Halogen bulbs have typically given off more heat per watt than CFLs or incandescent lamps. As a result, newer halogen lamps are coming out that produce nearly the same lumens. For example, a 50-55 watt halogen may replace a 60 watt incandescent.

Still, the 50 cent incandescent bulb is very attractive when compared to the much pricier halogen, CFL, or LED alternatives. food for thought, and a suggestion to know what you are looking for when shopping for lighting in today's government-managed life.

Field Notes: Real Stories from Home Inspectors

1. A home inspector found termites in the garage of a home that was going to be purchased and renovated, then used as a rental. The bank refused to underwrite the loan for the buyer on account of the termites. Both the buyer and the buyer's real estate agent asked the home inspector to falsify his report, and retract the information in the report about the termites in the garage. The inspector refused.

2. A home inspector arrived at the house to be inspected, and received a telephone call from the bank employee doing the paperwork for the buyer's loan. The banker tells the home inspector that there can be nothing negative in the home inspection report, or the loan will not go through. The banker is married to the real estate agent representing the buyer. The home inspector refuses to compromise his integrity.

3. The home inspector performs a Radon test along with the home inspection, and the results come back high. The real estate agent suggests that the home inspector falsified the results. The inspector uses a continuous Radon monitor that is calibrated annually. Falsifying the data would be hard to do.

4. A home inspector performs a home inspection while the buyer is detained by the real estate agent in the living room. The buyer's son accompanies the inspector through the inspection. Several problems were found and reported, both verbally and in writing. Months later, the real estate agent is caught lying about the home inspector, claiming that the inspector failed to find various items, in an effort to dissuade a buyer from using that inspector. The real estate agent is successful in her efforts to manipulate the buyer. The home inspector is preparing to sue the real estate agent for slander and defamation of character.

5. A real estate agent has been working with a young family on finding a home. After the third home does not proceed to closing, the real estate agent suggests to the home inspector, on the fourth home, that the home is in very good condition and should not have any thing wrong with it. This is the third inspection that the inspector has done for this buyer. One of the previous inspections was done by an inspector claiming to be HUD certified. HUD does not regulate home inspectors. The real estate agent had been successful in lying to the buyer that they needed a HUD certified inspector for that inspection.

Not all real estate agents are deceivers and cheats. But many of them seem to be. The writer does know of one real estate agent who will not compromise his integrity under any circumstances.

Did You Miss Radon Action Week?

If you missed Radon Action Week, it is not too late to test your house for Radon. Radon is a naturally occurring radioactive gas that has been linked to lung cancer. The federal government cites it as the second leading cause of lung cancer in the United States, killing some 20,000 people per year. The U.S. E.P.A has set an action level of 4.0 pCi/l, and the World Health Organization has set an action level of 2.7 pCi/l. Find out more:

Michigan Department of Environmental Quality
Drinking Water and Radiological Protection Division
Radiological Protection Section
Environmental Monitoring Unit
Radon Program
3423 Martin Luther King Jr., Blvd.
P.O. Box 36030
Lansing, MI 48909
1-800-RADON GAS (1-800-723-6642)
State Radon Program Hotline that offers information and referrals.

Deck Inspections Can Save Lives

According to some home insurance underwriters, deck failures account for more injuries and deaths than any other part of the home. Deck inspections are recommended annually by the North American Deck and Railing Association. Look for the following signs of trouble: split or decaying wood, loose or missing fasteners, missing or failing flashing on decks attached to the house, loose beams or supports, loose planks or boards, loose or raised nails or screws, wobbly railings or railings that move when lateral force is applied. Any new deck work should have a permit if required. Review construction plans or repair plans with the local code authority to make sure that the deck will be sound and meet any building code requirements. Go to the NADRA website for more information: www.nadra.org