Why does Age Matter ?

All properties are not built the same, nor were they built at the same time, so it is unfair to everyone to judge a property by current standards.

Our inspections are based on when the property was built or renovated.

Of course there are always a few exemptions to every rule.

and we always have to check for these items.

Smoke Alarms

According to the California Residential Code R314.3 & California Building Code 310.9.1.4.

Smoke alarms are required:
1. In each sleeping room.
2. Outside each, separate sleeping area in the immediate vicinity of the bedrooms.
3. On each additional story of the dwelling, including basements and habitable attics.

Carbon Monoxide Alarms

According to the California Residential Code R315.3.

Carbon monoxide alarms are required:
1. Outside of each separate sleeping area in the immediate vicinity of the bedrooms.

2. Where a fuel burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom.

3. At every level of a dwelling unit including basements

Water Heater Safety Straps

California law (Health & Safety Code Sections 19210-19217) requires:
• Any new or replacement water heater sold in California on or after July 1, 1991 be braced, anchored or strapped when installed to resist falling or horizontal displacement due to earthquake forces.

Pool Safety

Examining of the California Pool Safety Requirements: "In a dwelling with a pool or spa, the report shall identify which, if any, of the seven drowning prevention safety features listed in subdivision (a) of Section 115922 of the Health and Safety Code the pool or spa is equipped with and shall specifically state if the pool or spa has fewer than two of the listed drowning prevention safety features."

State Code 7195.3.c

Here are just a few dates that we consider when we are doing an inspection.

Exterior Items

1970 - Foundation seismic bolting is required for mobile and manufactured homes to keep them safe when the earth shakes.
1973 - All outdoor receptacles / outlets are required to have Ground fault interrupt (GFI) protection.
1980 - Water Pressure regulators are required if the pressure if over 80 psi.
2000 - Dryer vent screen no longer required as they can cause blockage.

Pool Related Items

1971 - Receptacles within 15 feet of pool walls are required to have Ground fault interrupt (GFI) protection.
1971 - All equipment used with storable swimming pools are required to have Ground fault interrupt (GFI) protection.
1978 - All Spas are required to have Ground fault interrupt (GFI) protection.
1984 - Pool cover motors are required to have Ground fault interrupt (GFI) protection.
1984 - Receptacles within 20 feet of pool walls are required to have Ground fault interrupt (GFI) protection.
1992 - Pool Safety Act was implemented for all of Riverside County

Garage Related Items

1978 - All Garages receptacles are required to have Ground fault interrupt (GFI) protection.
1991 - Automatic garage doors are required to have a safety auto-reverse feature
1992 - Automatic garage doors are required to have a safety sensors feature that will reverse the door.
1993 - All overhead garage doors are required to have Safety springs which can hold the door open when lifted mid-level
2006 - A minimum of a 20 minute Fire rated door is required between the garage and the living area of the property.
2009 - HVAC Vents can no longer be shared with Garages.
2012 - Fire rated doors are required to have a self closing / self latching mechanism.
2019 - Automatic Garage Door openers are required to have a Battery Backup so the door may be opened during a power outage.

Water Heaters

1991 - Earthquake bracing for Water heaters (Installed ≥ July 1, 1991, not based on house age)
2000 - Protection for Water Heaters in the form of a solid post, also acceptable if the unit is installed in an alcove.
2002 - Drain Pan required where leakage of the tank or connections could cause damage, required on all raised foundations and when a water heater is on a 2nd floor or higher.
2002 -Gas Line Sediment Traps are required on all gas lines as it stops the debris from going into the appliance(s). (Dryers excluded)

Interior

1960 - Tempered Glass was introduced
1960 - 3-prong grounded outlets were introduced
1980 - Spark Arrestors are required on wood burning fireplaces to prevent the spread of embers.
1980 - Window sill heights being too high for safe egress >44"
1981 - Electrical Sub-Panel are no longer allowed in Clothe Closets
1990 - Guard rail spindle spacing became 4" to prevent injury mainly to children.
1991 - Fireplace Damper Clamps are required to prevent the possible build up carbon monoxide within the property.
1991 - Anti-Tip requirement for Oven / Range. Anti-tip brackets became a requirement to be sold with new ranges in 1991 due to injuries resulting from ranges tipping over and causing significant injury and death
1993 - Electrical Sub-Panel are no longer allowed in bathrooms.

Interior GFI's

1975 - Bathrooms, 120-volt pool lights, and fountain equipment are required to have Ground fault interrupt (GFI) protection.
1987 - Kitchen countertop receptacles within 6 feet of sink are required to have Ground fault interrupt (GFI) protection.
1993 - Wet bar countertops within 6 feet of sink are required to have Ground fault interrupt (GFI) protection.
1996 - All kitchen counters – not just those within 6 feet of sink are required to have Ground fault interrupt (GFI) protection.
2002 - AFCI protection required in any outlet in a bedroom.
2005 - Laundry Room are required to have Ground fault interrupt (GFI) protection.
2008 - AFCI protection for most areas. (An AFCI is a product that is designed to detect a wide range of arcing electrical faults to help reduce the electrical system from being an ignition source of a fire.)
2014 - Dishwashers are required to have Ground fault interrupt (GFI) protection.
2015 - AFCI protection Laundry Room (An AFCI is a product that is designed to detect a wide range of arcing electrical faults to help reduce the electrical system from being an ignition source of a fire.)

Smoke / CO Alarms

1990 - Smoke detectors requirement to be hardwired electrically, with a battery backup. (Date varies)
2011 - Carbon Monoxide detectors are required in homes that utilize gas, propane or have an attached garage.
>2011 - All new homes built after 2011 require a Fire Suppression Systems
2015> - No Smoke Alarms within 20' of cooking appliance, unless Photoelectric or ionization unit
2015> - No Smoke Alarms within 3' of bathroom door, unless Photoelectric or ionization unit

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