Preventing Electrical Hazards in Residential Apartments

Electrical hazards in dwellings can certainly pose a threat to life and property. In fact, they are the third leading cause of fires in residential structures each year. Roughly 70,000 fires each year in US homes are caused by electrical problems. Electricity is no joking matter. However, the good news is that with a proper inspection program, many electrical hazards can be identified and corrected before problems develop.

With this in mind, it only makes sense for landlords to put forth the effort to protect the lives of their tenants and properties. The following is an overview of the most common electrical hazards and how to correct them...

Identifying and Correcting Common Electrical Hazards

It's a fact that electrical systems, like other types of systems found in homes, actually "wear out" as they age. Worn and defective electrical systems, particularly in older apartments, are like "ticking time bombs" just waiting to wreak havoc. Fortunately though, identifying and correcting electrical hazards can prevent disasters from occurring if caught in time. The following are common types of electrical hazards that can occur in homes, including rental properties...

1. Electrical Hazards that cause Fires - Statistics show that December is the worst month for electrical fires and fire deaths in homes. This is because of increased electricity needed for heating, lighting, appliance use and indoor activities. Electrical hazards that cause fires are:

• Faulty Electrical Wiring - Most "fixed" electrical wiring fires start in the bedroom. Fixed wiring is part of a dwelling's permanent electrical system, as opposed to temporary wiring such as extension cords.

  Old and worn electrical wiring can "arch" electricity and/or "short out" which can set nearby materials on fire due to the high heat that is produced. This could be caused by cut, cracked, worn or broken wire insulation. Burned or overheated wires often give off an odor of hot insulation. Wiring found in this condition requires complete replacement with new wiring.

• Faulty and Misused Extension Cords - Extension cord fires are most frequently caused by short circuits, damage, overloading and misuse. Extension cords should never be used as "permanent" wiring that is nailed or stapled to wooden baseboards (or other surfaces) and plugged into power outlets. Extension cords that are "hot" to the touch are failing and should be discarded and replaced immediately. Old style "18-guage" cords should be replaced with newer "16-guage" cords which have larger wires that will not overheat as easily.

  Check to make sure that furniture is not either resting on top of cords or pushed up against them while they're plugged into outlets. Also, extension cords should never be run underneath doors, placed in areas of high foot traffic, or covered with rugs, clothing, or any objects that could cause damage and overheating. For heavy-duty (high wattage) electrical applications such as air conditioners and portable heaters, only heavy-duty extension cords with sufficient wattage ratings should be used.

• Deteriorated Wall Switches and Plug Outlets - Wall switch plates and plug outlets that feel hot when touched or emit sparks are telltale indications of damage or deterioration that could lead to fires. Wall switches and plug outlets that display these conditions should be replaced. Window drapes that are in close proximity to hot plug outlets or switch plates can ignite and catch fire.
• Faulty Circuit Breakers or Fuses - Circuit breakers that are defective or have higher electric current ratings than their branch circuit wiring can cause branch circuits to overheat and catch fire. The same holds true for the fuses that are installed within fuse boxes.
• Home Appliances - Defective and poorly maintained appliances can easily cause electrical fires. The most common types of appliances that cause fires are clothes dryers, electric stoves and ovens, televisions, central heating units (furnaces), radios, and electric space heaters. With clothes dryers, lint buildup can overheat and catch fire. Appliance cords that are frayed can easily overheat and cause fires. Cords should be checked and appliances should be used and maintained properly to ensure safe operation.

2. Electrical Hazards that can cause Shock / Electrocution - In addition to fires, electrical hazards can certainly cause shock or electrocution. This happens when electricity passes into the body after contact is made. The person then becomes part of the "electrical circuit" and can suffer injury or death depending on the severity of the conditions.

• Missing or Broken Cover Plates - Missing or broken cover plates expose the "live" sections of power outlets and switches that can cause shock or electrocution if contact is made. Missing covers on electrical distribution panels pose an especially high risk of a person getting electrocuted from contact with the internal live wiring.
• Ungrounded Appliances - Appliances that are not grounded can become "live" from an electrical defect and cause anyone touching them to get shocked or electrocuted. This is why it is important to have "three-prong" electrical power outlets in apartments instead of the older two-prong outlets that are not grounded.
• Using Appliances in Wet or Damp Areas - Since water conducts electricity, using an electrical appliance in the presence of water is like playing Russian roulette. It could only be a matter of time before the water itself will conduct the electricity, sending it directly into anyone coming in contact with it causing fatal electrocution.

  To prevent this from happening in kitchens and bathrooms, ground fault circuit interrupters (GFCIs) must be used. They'll trip open and stop the flow of electricity as soon as a "ground fault" or electricity leakage from an appliance is detected.

• Faulty Ground Fault Circuit Interrupters (GFCIs) - As explained above, a GFCI will immediately sense when electric current is in a ground fault condition which could cause someone to get shocked or electrocuted. If this device is faulty, it won't perform its intended function which is to trip open to stop the flow of electricity and prevent electrocution.

  GFCIs should be installed in all locations where water is used. They come equipped with "test and reset buttons" for testing their operation.

• Exposed Live Wires - Wires that are live and left exposed can naturally create a very large risk of shock or electrocution. All wiring should be housed within covered junction boxes, and both wire nuts and electrical tape should be used to make connections.

So, that covers some of the basic electrical hazards that can be found in homes and residential apartment dwellings. Instituting a risk management program that identifies and corrects these hazards could save the lives of your precious family members and tenants.

For more in-depth information about electrical hazards and how to prevent them, please visit The Landlord's Library book collection. It's a terrific, one-stop source for practical, comprehensive information on the entire subject of residential landlording.

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