Mike Parks ESI, RBO ,RPI ,RIUI ,OMHI- Ohio

I am often asked why I am so concerned about individuals removing the cover from an energized electrical panel.

I have seen what an arc flash can do. I also know that most people think that it will never happen to them.

This includes Electrical Inspector, Electricians, Home Inspectors and homeowners.

Take the time to watch a video from Square D. http://www.schneider-electric.us/products-services/services/square-d-services/solving-the-puzzle-of-electrical-safety-compliance/

I hope that this will safe someones life someday. If you like this please pass it on.

The following is from a Home Inspection Report that I was asked to review. Please note that there are many good Home Inspectors out there. The problem is that there also many bad Home Inspectors out there. These are the ones that I take issue with. The ones who perform inspections that they are not competent to do.

Home Inspector Problem 1. Double wired circuits at the main panel (doorbell transformer).

Home Inspector Solution: Properly separate and rewire circuits .Reroute one of them to a new breaker in the panel. Thus providing a single circuit for each breaker.

My response: The doorbell wires were properly installed, are safe and code compliant.

Home Inspector Problem 2. Double lugged neutral and ground wires at the neutral bus bar inside the main panel.

Home Inspector Solution: Properly separate the neutral wires from the ground wires so that each neutral wire is secured by a single terminal screw at the neutral bus bar.

My response: The grounded conductors and the equipment grounding conductors were properly installed are safe and code compliant

Home Inspector Problem 3. Exposed light bulb under basement stairs,

Home Inspector Solution: Properly install a globe or replace the light fixture.

My response: The light under the stairs was properly install, is safe and code compliant.

Home Inspector Problem4. Missing grounds at the corrugated stainless-steel tubing (CSST) gas lines. Proper grounding/bonding of CSST gas lines is required to ensure the gas lines do not catch fire in the event lighting strikes the dwelling.

Home Inspector Solution: Properly ground the (CSST) gas lines.

My response: The gas line (CSST) was properly installed, is safe and code compliant.

I also added: It should be noted that this installation was approved by The City of XXXXXX Electrical Safety Inspector.

In the above example this inspector was acting as an electrical expert and was performing an electrical inspection. If these had been defects they would be code violations.

In Ohio only an Electrical Safety Inspector can tell you if your electrical installation was/is installed to code.

Learn the facts and do not let bad information ruin your real estate deals.

Many home inspection reports call out the lack of GFCI receptacles. Many of these areas are 'grandfathered' in so far as having to install these devices.

Using the 2008 NEC here are the locations that are now required.

1.) Bathrooms.

2.) Garages: This includes GDO's (garage door openers), freezer, whole house vacuums, basically all receptacles.

3.) Outdoors.

4.)Crawl spaces. at or below grade.

5.) Unfinished basements.

6.) Kitchens. All counter-top surfaces.

7.) Laundry,utility, and wet bars. Within 6' of the outside edge of a sink. This could mean the washing machine.

8.) Boathouses.

A more detailed explanation can be found in Article 210.8.

This is important if you are agreeing to add GFCI protection as part of a request to remedy. This could add a few hundred dollars to your clients.

I would like to share some basic electrical information with you.

Click here

This is one reason why a home inspection, which should include the electrical system, is necessary for all older homes.

As stated in the video most people assume that the electrical system with always operate as new and never needs to be examined. Nothing could be further from the truth.

Remember that this just some basic information.

Recently I was ask if you had to rewire to install 3 prong outlets.

Yes you can but you do not need to do so. The reason for this question was because some home improvement experts and some Home Inspectors claim that you must rewire to install these outlets (receptacles). 406.3(D)(3) of The NEC® (National Electrical Code®).

Rewiring could run into the $1000's of dollars. This can be remedied for under $15.00.

Very simply you install a GFCI 'outlet' at the first point (outlet) on the circuit. Then you can install the 3 prong 'outlets' down stream. You must also add to the 'outlets' the sticker that says "No Equipment Ground" to the cover plate.

If you do not understand this then please contact a licensed electrical contractor! This is meant for general information and not for the do-it-yourselfer.

Remember how something is called out and how you put it in a request to remedy could make or break your deal!!!!

http://activerain.com/blogsview/927114/CSST-Revisited-in-Ohio

http://activerain.com/blogsview/871331/Why-electrical-inspections-are-needed

http://activerain.com/blogsview/935595/Is-your-new-home-built-properly

http://activerain.com/blogsview/874120/Understanding-Trusses

http://www.yourhomesok.com/why_us.htm