In this edition of Home Inspection Nightmares Vol 1 we are going to take a look at a common item on older homes that many home inspectors frankly, do everything to scare home buyers rather than explain the why and the solution. It is also a missed item, meaning the inspections miss the item and call it out wrong on the report.
One thing to keep in mind is that having a home inspection when purchasing a home is a very important thing. Not all home inspectors are bad, but many have a very poor bedside manner which tends to cause more problems than it solves. The home inspection industry in California is not regulated by the state, the industry is self regulated by their own organizations. There is no requirement to be a member of any of those organizations. While the information in the reports is generally reliable, it important to understand that those reports are not always the final word on the condition of the home.
Today we are going to talk about GFCI outlets.
This is an item that home inspectors create great consternation over. First we need to understand the when. The requirement for GFCI outlet protection was phased in over the years beginning In the 1971 edition of the National Electric Code (NEC) and in 1971 that requirement only covered protection for swimming pools. It was not until 1975 that bathrooms and outdoor outlets were included and even then outdoor outlets that were 6 feet 8 inches above ground level did not need GFCI protection. Local building and Safety codes could have required more restrictive requirement at the time, but the point is that there are many simple reasons why older homes many still lack GFCI outlets compared to newer homes.
GFCI outlets are a very important safety protection, but in California is it not a state requirement correct or upgrade older homes as part of selling a home. While any home missing GFCI (outlets where required) should be corrected as soon as possible (as in yesterday); any home buyers looking to purchase properties built especially before 1975 should not be surprised if those homes have not been upgraded/updated to comply with current codes. Nor should home inspectors mislead home buyers by not explaining this important why.
Now the exception to this has more to do with the condition of the home. For example, if the home was built in 1965 or even 1972 and the home owners never remodeled the bathrooms or kitchen and the home is in original condition, then the installation is as was approved at the time the home was built. We can all agree it is not a safe installation as the code has changed, but those properties are what they are – old original condition homes. However, if the home has had bathroom remodeling, kitchen remodeling etc., then those areas will need to be to be brought up to code at the time the remodel was completed. When was the remodel? 1974, 1976, 1987? All those years would affect the GFCI requirements differently.
There are times the home inspector just plain as day, screws up.
I was representing the sellier on a home here in the Los Angeles area and the home inspection came back with missing GFCI outlets on the patio. The home was built in the 1960 and did not require the outlets with the exception that the home had enough remodeling over the years to the patio and other portions of the home to trigger the requirement. As you can see in the pictures, the GFCI outlets were installed and the home inspector for some reason labeled both as not being GFCI protected. The buyer then generating their repair request, made a big deal out of this area of the inspection, this was not fair to the buyer nor the seller. Eventually, related to a few other incorrect issues (inspector failed to turn on the light switch in the kitchen and claimed the lighting circuit did not work) on the home inspection report, that buyer cancelled their escrow with the seller.
What are the take-aways?
- Older homes that have not been updated and remodeled will most likely have conditions that were code at the time the home was built, but create issues of safety as the newer codes brought on better safety standards.
- Older homes that have been remodeled may only have upgraded/updated code items that were required at the time of the remodel.
- The Code books such as the NEC (National Electric Code) are updated annually. Home Inspectors should tell you what the current code requirement is.
- Home sellers are not require by local and state agencies to make updates for GFCI protection as a condition of sale. As a condition of safety it is highly advise to negotiate these repairs with the Seller or to have the repairs/updates completed as soon as you, the buyer takes possession of the property.
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