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Often called the "silent killer," carbon monoxide is an invisible, odorless, colorless gas created when fuels (such
as gasoline, wood, coal, natural gas, propane oil and methane) burn incompletely. In homes, heating and cooking equipment
that burn fuel are potential sources of carbon monoxide. Cars or generators that run in an attached garage can
also produce dangerous levels of carbon monoxide.
In recent years, the popularity of carbon monoxide detectors has increased. Yet, many homes still do not have
these safety-enhancing devices. As well, many citizens remain unfamiliar with the hazards of carbon monoxide
poisoning.
In early 2005, Georgia State Senator Gloria Butler read an article about a family whose exposure to carbon
monoxide proved fatal. She researched Georgia's laws to determine if her own state had any carbon monoxide
detector-related regulations. At that time, Georgia did not.
Senator Butler initially tried to mandate carbon monoxide detectors through legislation. She was told that code
changes were best handled though the regulatory process at DCA.
In 2008, Senator Butler began working with DCA's Construction Codes Department. The initial proposal called
for hard-wired combination smoke and carbon monoxide detectors. Bettie Sleeth, HBAG Vice-President of Regulatory
Affairs worked with Senator Butler to get the proposal amended to only require a battery-operated carbon monoxide
detector near each sleeping area. In July 2008, the State Codes Advisory Committee accepted this amended proposal
and recommended a change to the International Residential Code. This code change was approved by the DCA Board
in November 2008.
Effective January 1, 2009, carbon monoxide detectors will be required in all new one- & two-family homes and
townhomes of three stories or less.
Carbon monoxide detectors are widely available at numerous retail outlets. Battery operated and electrical units
are available. Most detectors are priced $15 - $35 per unit.
The compromise to allow battery-operated carbon monoxide detectors allow builders to provide for this important
consumer safety protection for less $50 rather than the $300- $500 that would have been required for the hard-wired
combo units which are still allowed if that is the builders choice.
Additional questions about this new requirement may be directed to DCA's Building & Construction Codes staff
at (404) 679-4940.
Housing Accessibility Standards Hot Topic in Upcoming Session
Representative Mark Butler (R-Carrollton) held a meeting of the House of Representatives Accessibility Study
Committee on December 19, 2008 to discuss the effect a mandate on accessibility standards in new housing would have
on Georgia. The proposed standards would apply to new homes built on a slab and include a zero step entrance, wider
doors on the main floor, blocking in the bathroom and placement of electrical outlets. Bettie Sleeth, VP of Regulatory
Affairs, and Deron Hicks, General Counsel, represented the Home Builders Association of Georgia at the
meeting. Representatives from the Association of County Commissioners of Georgia, Georgia Association of Realtors,
Independent Living Council and other accessibility advocates were also present to offer their perspectives on such a
mandate.
Bettie Sleeth explained HBAG's past and present involvement with accessibility programs such as the Easy
Living Home program. HBAG is one of the founding partners of the Easy Living Home program. The Easy Living Home
program is a voluntary certification program that builders pay a fee to join and has its own set of accessibility
standards. Similar to other programs such as EnergyStar® and Green Building which took years to establish but are
now flourishing, Sleeth noted that the Easy Living Home program is still evolving. In fact, the Easy Living Home program
was gaining great momentum until the slow down in the building industry. Sleeth predicts that once the economy
stabilizes, the Easy Living Home program will undergo the same process that made the EnergyStar® program so
popular.
Deron Hicks addressed the burden of adding another regulatory cost to home building. He described the effects
of regulatory fees on the building industry as a "death by a 1000 cuts". Each regulatory fee in and of itself may appear to
be inexpensive but taken as a whole, Hicks argued, the fees can have a devastating effect on the cost of a
home. "Home builders and home buyers simply can not shoulder the burden of any additional regulatory costs," Hicks
said.
Jim Grubiak, General Counsel for the Association of County Commissioners of Georgia told the study committee
that local governments would also be financially burdened by the addition of any new regulations. Enforcement requires
time and staff and adding additional responsibility would add more costs to local governments by forcing them to hire
more staff. Grubiak echoed HBAG's concern that now is not the time to add additional costs as local governments are
also feeling the effects of the slowdown in housing.
Housing Accessibility con’t.
Although some of the accessibility advocates argued that the additional cost to building an accessible home is
minimal, Bettie Sleeth and Deron Hicks pointed out that the financial impact can not be accurately
determined. Georgia's topography is diverse as it encompasses coastal regions, mountainous regions and everything in
between. There is no "one size fits all" option for builders. Furthermore, CAD costs incurred by the builder to adjust
home plans to accommodate the modified standards are not taken into account. Mandating a zero-step entrance also
has undetermined costs involved. Depending on the terrain of a particular lot, the cost could increase
drastically. Grading may also become an issue due to other building codes--especially in South Georgia where a house
must be raised high enough to prevent flooding. These are all factors that must be taken into account when broadly
stating that the additional cost to building a home accessible is minimal.
As Deron Hicks pointed out in his opening comments, HBAG is not arguing that accessibility is not a priority. In
fact, many HBAG builder members have built homes certified by the Easy Living Home program. Rather, HBAG believes
that participation in building accessible homes should be voluntary and market-driven not mandated. Builders are faced
with numerous regulatory requirements that ultimately increase the cost of a home. A particular regulatory cost of $500
by itself may not be expensive; however, when a builder must incur that same cost or more numerous times for each
regulatory mandate to build one home it becomes undeniably costly. HBAG asks the General Assembly to consider the
cumulative effect of regulatory fees when deciding on such a mandate. It is critical to understand the broad effect of
adding another cost to building a home. Now is not the time to add new regulations which will in effect add to the price of
a home.
In the upcoming legislative session, accessibility legislation will be an issue. HBAG continues to support
voluntary accessibility programs and is looking forward to providing input to the General Assembly on behalf of HBAG
members. However, it is also critical for members to talk with their elected officials and let them know your feelings on
mandated accessibility requirements.
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