OK, I understand it's getting colder, and now that everyone is firing up their heaters for the first time - problems are being discovered and PGW is overwhelmed.

Currently, I am told that they are 3 weeks (at least!) from initial call to connection (so those of you planning for connection of new service to new construction homes -PLAN ACCORDINGLY!)

More importantly (or as importantly, depending on your situation) I have inspected no less than 10 homes in the last 2 months with PGW disconnect tags.  Most of them dated the same day of the inspection, or one day prior.

For those of you unfamiliar with such shut off notices, they are carbon copy notices that say "DANGER" and indicate a reason why PGW has disconnected service and will not turn it back on, until the issues have been resolved.

I have been inspecting homes for 4 years now, and this latest wave of tags is 10 times as many as I have encountered in any single year prior.  Apparently, with the transfer of service, PGW is performing physical inspections and red flagging items.  Why the sudden influx, I am not entirely sure (and it is GREAT for safety). 

Now, let's cut to the chase...

HOW THIS AFFECTS REALTORS:

If you have a property where such a problem exists, the inspector cannot inspect the furnace, range, oven, water heater, gas fireplace, or any other gas operated appliance.  Repair must be made and re-inspection by PGW must be performed to have the service re-established.  At this time, PGW is running at least 1-2 weeks for re-inspection (no guarantee you pass and can have service re-established.)

Clearly, this is causing issues with closing dates, inspection contingency windows, and makes for some VERY, VERY nervous buyers.  (Who would feel confident when the local gas utility has refused to give you service for a "violation"?) 

While I ALWAYS offer free inspections (from the date of inspection forward, for as long as the client owns the home), not all inspectors do (many charge).  This can result in additional fees, heightened anxiety, and more angst for all.  So, it is no big deal for me to come back at a future date when PGW has cleared the repair and verify that the unit is operable and in acceptable condition.

Just a suggestion, and take it for what it is worth, but those of you representing buyers with older heating units (really, anything over say 10 years that has not been maintained - just to throw a number at it) or a heating unit where some "amateur" work has been performed, might want to strongly consider having an HVAC or heating professional evaluate the system from the gas connection to the exhaust system, early on in the process.   This can help prevent unforseen problems with PGW's seemingly sudden penchant for shut off notices, and reconnections.

Incidentally, the most common violations have been for "thermally activated dampers" (3) which are no longer allowed on flues (according to PGW), flexible gas lines penetrating into the casing of the unit (2) [this must be a solid pipe], and no temperature pressure relief (TPR) valve (2) on the unit (really, rally old units made before this was a standard installation.

Hope this helps! And, as always if I can answer any questions or offer any help, please do not hesitate to call me!

Best Wishes,

Joe Michalski

Sherlock Homes Inspections

http://www.sherlockhi.com/