As real estate professionals, most of you have see properties hit the MLS system with blurbs such as, "Newly renovated 1940's vintage home; newly remodeled kitchen, 3 bedroom, 2 full baths, 1 1/2 bath, updated electrical, and the list of propaganda features goes on...
I recently wrote a post entitled "How Do You Like Your Marshmallows Toasted?" In this article, I talked about hidden electrical issues often found in rehabs. Another often overlooked electrical issue is the electric panel in the back of a closet. Many us us who have been in the industry long enough, know how many electric panels in older homes were located in the closet. They never should have been there. Period! Using the term very loosely, they may have once been "allowed" but is and has not been allowed due to safety reasons.
Imagine if you will, this closet is full of clothes and other personal items, and your client has to get to the panel in an emergency situation. Ain't gonna happen Captain. The clothes pose a safety hazard in as far as accessibility. Electric panels must have minimum clearances and must be readily accessible. To add insult to injury, the "dead front" cover was left off this panel posing another issue - a fire hazard.
There are several other issues with this panel system which is fodder for another post. So although the listing agent may have been correct in saying that the electrical system has been "upgraded", they were not telling the whole truth. Yes, it was upgraded from the original fused system, but
not upgraded to current electrical standards when the fused system was replaced.
Now comes the "sticky wicket". Since home inspectors are looked upon as the "know all, see all gurus" of the property transaction, I was put on the spot by my client and their agent. Can this house really be sold as a 3 bedroom house since this panel violates electrical standards?
A good home inspector who has been in this business long enough, knows, that every problem has a solution. The goal is not to blow things out of proportion. Simply put, it boils down to who is going to bear the financial burden of correcting the issue. In this case, either the panel will need to be moved to a readily accessible location or you can leave the panel where it is and remove the closet and relocate the it elsewhere. So the answer to my client's question is YES, after corrections have been made.
So, when you are showing your clients rehabs, be sure to check the closets. If you see an electric panel there, remember, "CAUTION! You are about to enter a red flag zone..."
Wishing all my fellow drips and tweeps a G-r-r-r-reat day... 8-)
If you or someone you know is purchasing a home in Brentwood, Franklin, Nashville, Spring Hill or Thompson's Station in the Davidson or Williamson county area of Middle Tennessee and would like more information about getting a home inspection, give us a call at 615.661.0297. You can visit us online at www.completehomeinspectionsonline.com - Your building consultants for life...
Ewwwww...now ya wouldn't be asking a gal to give up closet space would you ? How about a "hidden access panel" ? There...now you have a whole new invention to make you rich 'n famous in the year...good luck !
Michael, they also might want to include some romex connectors in that panel as well. I do some home renovations and have seen some wild things. Thanks again. kevincavanaughonline.com
This is a great post. I have seen other ways that people try making something that isn't into something that is. Or claiming that something that isn't, actually is. You know. Nice powerful points here. Big hazard if you ask me. BTW...I like the new pic. Nice positive change.
Many times we read into a statement what we really want to see. Not intentionally, just the nature of the beast. Guess we have to be a little more realistic and quizzical about things.
We have so many electrical panels in closets! Seems normal here in Arkansas. One thing I question is the ones that are now outside the house....on the side of the house! Seems to me that would be a temptation to trouble makers who could just go up to your breaker box and eliminate your lights. What do you home inspectors think?
Michael - as you know, really hate these type of construction. Give me a new home, or a true historic home, not something that should have been torn down or gutted. Just my opinion.
If the panel had been upgraded from fuses to breakers the solution is simple. It should have been relocated at that time. Since that did not happen youhave presented two good options to make the house sale-able and safe.
Michael, wow this is unbelievable. You can tell I'm having fun with all your blogs and warnings! I'm learning a lot. Just when you think you've seen it all..... I don't usually sell homes in this price range.
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Look on the bright side. With a bedroom like that you can cook breakfast while getting dressed.