Pool, hot tub and spa safety

In my inspections it is common to find gates to hot tubs that do not latch properly. Many homeowners mistakenly don’t consider hot tubs to be a pool area.

The Safety Code defines a swimming pool as any swimming or recreational bathing over 18 inches deep, which includes hot tubs and spas. All home owners, must comply with the 2007 Swimming Pool Safety Act of the California Health and Safety Code. 

Broken self-closing device on gate to hot tub.

The act requires homeowners to install at least one of seven drowning prevention safety features on new or remodeled pools.

1. The pool shall be isolated from access to a home by an enclosure (see 'enclosure requirements' below).
2. Removable mesh pool fencing in conjunction with a gate that is self closing and self latching, and can accommodate a key lockable device.
3. Pool shall be equipped with an approved safety cover.
4. Residence equipped with exit alarms on those doors providing direct access to the pool.
5. All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor.
6. Swimming pool alarms that, when placed in pools, will sound upon detection of accidental or unauthorized entrance into the water.
7. Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the devices mentioned above.

A note about enclosure requirements-

• Gates must open away from the pool.
• Be self closing and self latching (device no lower than 60” from the ground)
• No more than 2” gap between the ground and the gate.
• Any gaps in the in the fence must be no wider than 4”.
• Exterior surface free from any characteristics that could be used as a foot or hand hold for a child under the age of 5 to climb over.

Gate latch is not self closing or self latching.

So, fortunately gate latches are an easy fix for the home owner- but definitely an important one!

To schedule a professional home inspection please visit CA Pro Home Inspection, servicing Santa Barbara and Ventura Counties, ph (805) 284-9437, blogger@caprohomeinspection.com

Reference:

http://www.cdph.ca.gov/HealthInfo/environhealth/water/Documents/RecHealth/SwimmingPoolSafetyAct.pdf

What's Up With My Loo!

Many people seem to have a phobia about lifting their toilet tank cover- but many problems with noisy toilets (the loo!), constant running water, and overfilling are really a very quick homeowner fix. So take a peak under the toilet tank lid with us...



RUNNING TOILET
Often people will 'jiggle' the toilet handle (trip lever) to stop toilet water running.

1. The problem is usually the toilet flush valve (flapper) chain getting caught under the flapper, preventing the flapper from sealing the tank drain. Simply adjust the length of chain so it dose not get caught in the flapper.
Sometimes the float-ball may also get caught on the flapper chain, requiring you to slightly bend the float-ball arm to prevent the chain from catching.

2. The float-ball may be set too high, causing the toilet to continually fill with water. You can lower the height of the float by adjusting the screws on top of the ballcock; or for floats attached to the ballcock, via adjusting the rod height (see pic below).

3. Finally the plastic flush valve (flapper) may have worn and not sealing the tank drain- so replace the flapper.

Link to good photo instruction on how to fix these toilet issues.

Float on ballcock: adjust rod by pinching clip

Float ball: adjust via screws on top of ballcock

NOISES WHEN TOILET FILLS
Usually this means it is time to replace the ballcock- it's not sealing correctly so is creating noisy vibrations. This is a really helpful video link to replacing a ballcock (easy 10 min job).

So don't put up with a malfunctioning toilet... take a peak under the lid and usually you will be able to fix the problem in under 5 minutes!

------
Thanks for reading our blog. To schedule a home inspection please visit CA Pro Home Inspection, servicing Santa Barbara, Ventura and Los Angeles Counties, ph (805) 284-9437, blogger@caprohomeinspection.com