A Basic Understanding of Buildings and Systems

Knowledge of buildings and building systems is needed to conduct a condition survey. The education of most civil engineers and architects, along with building construction inspection experience and some familiarity with practical home renovation and repair, generally provide enough basic engineering knowledge. Engineering technicians who are certified and capable building inspectors or contracting officer's representatives also may have enough basic engineering knowledge.

Additional expertise is required to recognize indicators of hidden problems during a condition survey. Don't have this skill? Don't worry, there is help. Many commercially available books explain how to conduct building inspections, what to look for, and what different indicators could mean. Several of these books are listed in the references and appendix A.

Inspecting a House by Rex Cauldwell (2001) is particularly helpful (figure 2). The text is well organized, easy to understand, and even humorous at times. The author covers all the basics, including the tools of the trade and detailed descriptions of what to look for during an inspection. Real-life situations are used as examples and numerous photographs clarify the text.

Figure 2—Inspecting a House by Rex Cauldwell.

The Internet can be another source of information. Several Web sites have information on publications, training, and software, as well as answers to questions about building maintenance and inspection. Appendix A includes a partial list of pertinent Web sites. The National Association of Certified Home Inspectors (NACHI) has a good Web site (http://www.nachi.org/toc-tips.htm) with detailed illustrations of common problems encountered during an inspection. Formal building inspection training is available through private companies. Several training providers are listed in appendix A.

Because effective publications and training are readily available, this report does not duplicate that information. Before conducting their first condition survey, new facilities engineers should buy and read Inspecting a House or one of the other comprehensive publications listed in appendix A or found on the Web sites listed there. The Code Check series (figure 3) of laminated, spiral-bound guides from The Taunton Press is recommended for those who want to brush up on the code requirements for a specialty area such as plumbing, electrical, or HVAC. For those not entirely sure how to deal with deficiencies, House Check: Finding and Fixing Common House Problems by Michael Litchfield with Roger Robinson (2003) provides quick reference to symptoms, causes, and fixes in a handy field guide form similar to the Code Check series.

Figure 3—A few of the Code Check series of
books from The Taunton Press.

What the Books Don't Tell You

A number of situations commonly encountered during condition surveys are not covered by ordinary building inspection publications or training. Some USDA Forest Service buildings, such as fire lookouts, are unique. Backcountry facilities frequently have no access to utilities, or public utility service is unreliable. As a result, facilities engineers need to be able to recognize common problems affecting solid- or gas-fueled heaters and appliances, water systems, and wastewater systems.

Safety Issues

It's important to bring obvious safety issues discovered during condition surveys to the attention of unit personnel, even though the condition survey is not an official safety or Occupational Safety and Health Administration (OSHA) inspection. Common structure related safety issues include:

• Obstructions or uneven floor surfaces that are tripping hazards.
• Low-clearance "head bumpers" that aren't marked.
• Electric panels or shutoff switches that are obstructed or can't be "locked out."
• Overhead storage areas that don't have rails and toeboards to prevent materials from falling off.
• Missing or inadequate handrails on stairways.
• Unprotected light bulbs or fluorescent tubes in warehouses and shops.

These are just a few of the safety issues that may be encountered. More complete facilities safety information is in chapter 30 of the Forest Service Safety and Health Code Handbook 6709.11, available electronically at https://fs.usda.gov/wps/myportal/fsintranet/!ut/p/c5/.

Housekeeping and Storage

Forest Service facilities are typically centers for several different functions including office, residential, storage, equipment maintenance, and carpentry. Because many of the buildings have been occupied for a number of years, housekeeping and storage can be safety concerns. Mezzanines and platforms must be structurally rated for the loads they carry. The maximum load limit should be posted. Facilities engineers should periodically check storage areas to discourage overloading. Materials and equipment must be stored in a neat, safe, and secure manner to avoid injuries.

Hazardous and Flammable Materials

Hazardous and flammable materials have particular storage requirements. The USDA Forest Service's Everyday Hazmat User's Training Guide (Erickson and others 2004b) and the companion Everyday Hazmat Designer's Training Guide (Erickson and others 2004a) describe how to identify and manage these materials. These publications should be a part of every facilities engineer 's reference library. Both are available electronically at http://fsweb.mtdc.wo.fs.fed.us/everyday_hazmat. Flammable and combustible materials (figure 4), which include some paints, are strictly regulated and must be stored only in certain quantities under specific conditions. Certain products are incompatible and must be stored separately. The use or spillage of some hazardous materials results in toxic wastes that require specific, regulated disposal. Storing, handling, and disposing of hazardous materials requires extensive records that should be reviewed periodically for compliance by the facilities engineer. All of the issues noted here, and many more, are covered in greater detail in the Everyday Hazmat User's Training Guide and the Everyday Hazmat Designer's Training Guide.

Figure 4—This flammable materials sign, while amusing,
doesn't meet the required standards.

Wood Stoves

Wood stoves are common in Forest Service buildings such as saddle shops, backcountry cabins, and residences at ranger stations. Inspecting a House describes some of the items to look for when inspecting a wood stove installation. Detailed drawings showing proper clearances between wood-burning appliances and combustible materials are available in the National Fire Protection Association (NFPA) publication NFPA 211: Burning Standards for Chimneys, Fireplaces, Vents, and Solid Fuel Appliances, available electronically at http://www.nfpa.org/catalog (search for "chimneys"), and the International Code Council (ICC) Hearth Handbook for Building Officials: Solid Fuel Hearth Systems, available at http://www.iccsafe.org (search for "solid fuel hearth").

Wood stoves should be Underwriter's Laboratory (UL) listed and be installed according to the manufacturer's recommendations, which typically are attached to the back of the stove. Wood stoves must have adequate air for wood to burn properly, and to prevent the depletion of oxygen or the buildup of carbon monoxide. Usually, enough combustion air will be available in relatively "leaky" older structures. Stoves installed in newer, more airtight structures need a dedicated air supply from outside the building.