Admin

Old House: GFCI Protected Receptacles

By
Home Inspector with King of the House Home Inspection, Inc. Home Inspector Lic #207

 For the most part, except for some areas if a remodel is taking place, an old home does not have to be "brought-up" to the latest codes. Trying to do that, with the ongoing code cycles, would cost lots of money and create a nightmare. We home inspectors ARE NOT code inspectors but, at least most of us, have code considerations in mind when we cite certain problems. After all, you have to have some benchmark as a starting place for what is right or wrong. Keeping code in mind, since it is relatively standardized as a minimum standard, at least means the inspector is not "shooting from the hip."

According to the Washington State Standards of Practice for home inspection, there is a critical safety issue where the inspector MUST recommend an upgrade, regardless of when a home was built. That is when receptacles (outlets) in areas that today would require GFCI protection are not so protected. GFCI circuits protect against electric shocks in, typically, damp areas -- receptacles near sinks, outdoors and garage receptacles, bathroom receptacles, kitchen countertops and multiple other less common locations. Below is a kitchen countertop receptacle that is not GFCI protected.

 

There are other situations when the inspector, also, should cite safety issues. For example, if there is a high deck and the balusters have wide gaps that could allow a child to pass through. With decks or landings, 30 inches or higher, the gap between balusters should be tight enough that a 4 inch sphere cannot pass between them.

 

 

         

              

Posted by

Steven L. Smith

If you enjoy nostalgia and music of yesteryear, click on Elvis' gold record to visit This Day In History. To explore The Stories Behind The Music blog posts click on the electric guitar. 

 

        

 

 

 

 

Comments(15)

Show All Comments Sort:
Cynthia Larsen
Cotati, CA
Independent Broker In Sonoma County, CA

I have a home listed now that does not have GFCI and was wondering if the FHA appraiser would have a hard time with it.

Mar 13, 2011 02:55 PM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Steve, I think the State got it pretty right with their SOP's

Mar 13, 2011 03:11 PM
Sussie Sutton
David Tracy Real Estate - Houston, TX
David Tracy Real Estate for Buyers & Sellers

Steven can you take a outlet and just remove the old receptacle and put in a GFCI protected one...or do you have to do lots of wiring?

Mar 13, 2011 03:15 PM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

I always make the recommendation to upgrade to GFCI's as a safety issue  and I point out to the buyer that in the future when they wish to sell it will be an comment (potential issue) for that inspection. Any other safety concerns are treated similarly and I usually have these points conveyed to the current owners or residents. 

 

Mar 13, 2011 03:40 PM
Jim Mushinsky
Centsable Inspection - Framingham, MA

Hi Steve - I'm sure you already know, yet I'll add a comment.

It is always a good idea to open the refrigerator door for GFCI receptacles that open circuit when triggered. 

Some of those "remodels" mistakenly remove power to the refrigerator.  No need to spoil the food.

Mar 13, 2011 08:23 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

I had a new construction the other week where the kitchen GFI also turned off the ceiling fan in the family room and the kitchen light switch turned the fridge on and off.

That was one butt-kicking GFI!  It was very well done.

Mar 13, 2011 10:39 PM
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Sussie,

In most cases all that needs to be done is put in a receptacle. Even if there is no equipment ground to the circuit, while not as good, the GFCI's do work and enhance safety.

Jim,

Not in the kitchen, but with the new code changes, the new construction will not have a separate non-GFCI for the garage freezer. It too will have to be on the GFCI circuit. That baby will be GFCI protected in the next few years. In this state it should have happened already but they are delaying implementation of the NEC this year due to state budget crunches.

Jay,

That sounds like a really good arrangement that should be duplicated at your pad.

Mar 14, 2011 03:38 AM
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Cynthia,

Not sure what an appraiser would pick up on in that regard. As an inspector I would note it and my experience is that they usually ask for the upgrades because I end up having to go back. But GFCI's are, in the realm of things, no big deal compared to so many repairs or upgrades that might be required.

 

Robert,

Sounds like a good plan. Here, by law, we can only discusss safety issues that are critical with the seller. Otherwise, we may not divulge report information in any form without client permission.

Mar 14, 2011 03:45 AM
Michele Miller ~ REALTOR®, LMC, HSE, CHS, SRES, CMRS
ERA Key Realty~Worcester County Realty Group - Worcester, MA
'Helping You Make the Best Move"

Steven,

Great information on GFI's. I know alot of older homes that need updating on this.

THANK YOU AGAIN! Good stuff!

Mar 14, 2011 07:02 AM
Robert Butler
Aspect Inspection - Montreal West Island, QC
Montreal Home Inspector | Aspect Inspection

I tell my client first and when I do I ask permission to advise others.

Mar 14, 2011 02:26 PM
Jim Mushinsky
Centsable Inspection - Framingham, MA

I must not be reading your posting correctly.  It almost sounds to me that you can have the refrigerator on the SAME GFCI circuit as the counter top.   As we all can see that is a configuration that is just asking for rotting food.  A distint difference between GFCI protection, dedicated circuits, and GFCI protection on dedicated circuits.

Sometimes I see the "updates" that also put the exterior GFCI receptacles on the same circuit.   I guess some "remodelers" still like the "slapstick comedy".

Regardless of what the local inspector of wires approved (if any approval exists) the buyer should be aware of configurations that can spoil their food. 

(My graphic confirmation is sourberry - how appropriate)  :)

Mar 14, 2011 08:29 PM
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Jim,

You can wire the kitchen refrig to the GFCI circuit. While I do not recommend it, there is nothing I have ever seen that prohibits it in the codes. It is not specifically a defect, per code. What I was saying is that, from now on, expect any receptacle in a garage, for a freezer or not, to be GFCI. The new NEC no longer allows a non-GFCI receptacle in garages. They used to allow one for a freezer. So, since builders will be following that rule, along with the city guys who enforce it, that is what we will be seeing not too far down the rode and it will not be considered a defect, but mandatory.  Again, that is the GFCI in the garage, not the kitchen. But there is no code prohibition that I have ever seen as far as the kitchen refer being on GFCI, even if it is not the world's best idea. And I agree that it is a good tip to let the buyer know, official defect or not, when the refer is on a GFCI circuit.

Mar 15, 2011 02:50 AM
TeamCHI - Complete Home Inspections, Inc.
Complete Home Inspections, Inc. - Brentwood, TN
Home Inspectons - Nashville, TN area - 615.661.029

Good evening, Steven. That is interesting that the State would enter the inspection game and mandate recommendations...

Mar 15, 2011 01:01 PM
James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

My states SOP does not dictate that the inspector look for and report specific issues like the absence of GFCI receptacles. We are required to not the absence of smoke detectors, but not their function.

Mar 15, 2011 01:57 PM
Steven L. Smith
King of the House Home Inspection, Inc. - Bellingham, WA
Bellingham WA Home Inspector

Michael,

It is in the standards of practice.

Mar 16, 2011 02:43 AM