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When is "Upgraded really upgraded"? Is there a standard to follow.

Home Inspector with Desert Sun Home, commercial Inspections 10072923

August 12, 2013 11:05 PM

On a recent home inspection on a couple smaller rental units.

Desert Sun Home Inspections in Carlsbad, New Mexico found that the electrical had been upgraded to each of the rental properties.

So the question remains....

When is "Upgraded really upgraded"? Is there a standard to follow.

The (NEC) National Electrical Code say's that if a home has upgraded electrical service, and upgrading of the homes electrical service is more than one third of the home. Then the entire home has to be upgraded to meet the current code of the day as set forth in the most recent NEC code book.

This sounds pretty simple right?

It is clear and concise when stating what has to be done when upgrading a homes electrical.

This means the upgrade would include everything just like you were building a brand new home. The upgrade needs to bring the home to current standards.

BUT....This is where the electricians come in.

They could have been told by the owners "I want to save money". "I want the bare minimum for this job". Why did the electricians comply with the request?

Without regards to following the NEC codes. The so called upgrades took place. :NOTE, there were no approval stickers on any of the Panels inspected.

Here is a look at the first panel and can you tell me what is wrong with it?

Three breakers only.

This home was upgraded on the exterior. Service, overhead and meter loop. What happened to the homes breaker panel?

New electrical service?

Here we have another home with the same type of upgrade.

None of these homes were upgraded the right way "IMO".

If you would notice in these shots of the Main electrical panel to the home. Neither were installed with a main breaker. If there was ever an issue. The breakers would have to be turned off one at a time instead of turning off the main power to the home with one breaker.

Remember the "Trust but verify inspections" They we really needed in the cases here when the so called upgrades were so called completed.

Remember.

Always get a professional certified home inspection.

If you are buying a home and want a very good home inspection. Call Clint McKie at 1-575-706-5586 Desert Sun Home Inspections can and will find the issues if there are any. We service Eddy, Lea and Chaves Counties in Southeast New Mexico.

Have a great day every one.

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Joan Cox

House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO

Denver Real Estate - Selling One Home at a Time

Clint, I could look at this all day and never know what it is suppose to look like, unfortunately. We rely on great inspectors like YOU!

Aug 12, 2013 11:21 PM

Anita Clark

Coldwell Banker Access Realty ~ 478.960.8055 - Warner Robins, GA

Realtor - Homes for Sale in Warner Robins GA

Clint: I echo Joan's statements. Having a thorough inspection by a qualified inspector is worth its weight in gold!

Aug 12, 2013 11:52 PM

Adrian Willanger

206 909-7536 AdrianWillanger-broker.com - Seattle, WA

Profit from my two decades of experience

Clint,

I guess cost is a big driver, sometimes, with people not getting the job done correctly. Thanks for the photos and explanation.

best-Adrian

Aug 13, 2013 02:51 AM

Steven Cook

No Longer Processing Mortgages. - Tacoma, WA

Clint -- not knowing these were "mains", there being so few breakers, my thought was why they were so "unbalanced" per sides. As mains, yes, they should have a main breaker.

Aug 13, 2013 03:17 AM

Barbara Hensley

RE/MAX Properties - Rockwall, TX

Homes for Sale in Rockwall County, Texas

Clint, what I can't understand is why an electrician would settle for anything less than code. I can't wait to read your post each day and always learn things I never knew or thought about! GOOD JOB!

Aug 13, 2013 05:07 AM

Conrad Allen

Re/Max Professional Associates - Webster, MA

Webster, Ma, Realtor

Hi Clint. Aren't these guys afraid of losing their licenses?

Aug 13, 2013 08:23 PM

James Dray

Fathom Realty - Bentonville, AR

There are very few and I mean very few people I trust in this world. You sir are one of those. :)

Aug 13, 2013 08:26 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Joan,

Now you have a little insight into the workings of an electrical inspection. But leave the inspecting to the pro's. :-)

Have a great day in the Denver Areas.

Best, Clint McKie

Aug 13, 2013 08:28 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Anita,

It sure is. What if the inspector passes the home. Then new tenants come in and there is an electrical fire due to overloading of the cuircut's?

Then who is to blame then?

Have a good day in Warner Robins.

Best, Clint McKie

Aug 13, 2013 08:30 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Adrian,

There was a total of Five of these units. All were upgraded a little. But not much at all interior wise.

You would have thought the interior would have been priority one.

Have a nice day in Seattle.

Best, Clint mcKie

Aug 13, 2013 08:32 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Steven,

I was really surprised to find no main breakers in Three units. They used a sub panel for a main panel and could not install a Main breaker in the sub panel due to the design of the panel.

Not a smart choice when it comes to the electricians part.

Have a good day in Federal Way Washington.

Best, Clint McKie

Aug 13, 2013 08:34 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Barbara,

Just trying to help educate other Realtors in the Rain about what to look for when listing a home for ale. This way you can give a little heads up when you do see an issue.

Have a very good day in Rockwall Texas.

Best, Clint McKie

Aug 13, 2013 08:37 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Conrad,

I guess not. But when they are doing an un permitted job. No one knows who did the job unless the owners tell.

Have a great day in Webster.

Best, Clint McKie

Aug 13, 2013 08:46 PM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi James,

I am doing what a certified home inspector is supposed to be doing. Inspect a home the right way.

I think this mat have caused a few ruffled feathers over the years. But the home is what it is and nothing I can do about the condition of the home.

Have a wonderful day in Rogers.

Best, Clint McKie

Aug 13, 2013 08:49 PM

Rob Thomas

Prestige Homes of The Tri Cities, Inc. CALL....423-341-6954 - Bristol, TN

Bristol TN-VA & Tri Cities Agent, ABR, GRI, e-Pro

Clint ....I'm no inspector, but even I can tell that doesn't look right! Great job as always ....Have a safe day in Carlsbad!

Aug 13, 2013 08:57 PM

Patricia Feager, MBA, CRS, GRI,MRP

DFW FINE PROPERTIES - Flower Mound, TX

Selling Homes Changing Lives

Clint - thanks for explaining this so thoroughly. I think it's a costly puzzle the owner doesn't understand and many have the mentality, if it isn't broken, why fix it. But it seems obvious to me that the electrical is broken and it's just a matter of time before something bad will happen.

Have a wonderful day!

Aug 14, 2013 01:44 AM

Jay Markanich

Jay Markanich Real Estate Inspections, LLC - Bristow, VA

Home Inspector - servicing all Northern Virginia

Aw shucks. That first one has less than 6 hand movements to turn off all the power! So that's okay, right?

;>)

Aug 16, 2013 09:34 AM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Rob,

This was and still is in need of a main breaker. The electrician that did the so called upgrade needs to loose their license.

Have a good evening in Bristol my friend.

Best, Clint McKie

Aug 16, 2013 09:43 AM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Patricia,

I had a long conversation with the buyer today. He was really concerned about the electrical. As well he should be.

Thanks for the comment and have a great evening in Flower Mound Texas.

Best, Clint McKie

Aug 16, 2013 09:45 AM

Clint Mckie

Desert Sun Home, commercial Inspections - Carlsbad, NM

Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Jay,

I still don't get the six movements. It should only take Two.

1. Open the door.

2. Flip the breaker. IMO.

Have a good day in Brstow my friend.

Best, Clint McKie

Aug 16, 2013 09:47 AM

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When is "Upgraded really upgraded"? Is there a standard to follow.

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