A few things to remember when going over a home inspection

By
Real Estate Agent with DeLex Realty

As an electrician I was called many times to homes that really did not require my services. Home inspectors can sometimes be a little too excited to find something that may be wrong that really is not. The number one thing I was called for was GFCI (ground fault circuit interrupter) protection to older homes. Unless a home has been remodeled and the receptacle and switching devices have been replaced, the home is grandfathered by code, meaning it is only required to meet the code of the time the home was built. GFCI protection did not become mainstream until the later 1980's and really into the 1990's. Here is a quick reference that may help put the concerned buyer at ease. (No one knows who wrote the chart but I found it on several electrical posts, it is very accurate. I wish I could credit the person who wrote it!)

1971 Receptacles within 15 feet of pool walls
1971 All equipment used with storable swimming pools
1973 All outdoor receptacles
1974 Construction Sites
1975 Bathrooms, 120-volt pool lights, and fountain equipment
1978 Garages, spas, and hydromassage tubs
1978 Outdoor receptacles above 6ft.6in. grade access exempted
1984 Replacement of non-grounding receptacles with no grounding conductor allowed
1984 Pool cover motors
1984 Distance of GFCI protection extended to 20 feet from pool walls
1987 Unfinished basements
1987 Kitchen countertop receptacles within 6 feet of sink
1987 Boathouses
1990 Crawlspaces (with exception for sump pumps or other dedicated equip.)
1993 Wet bar countertops within 6 feet of sink
1993 Any receptacle replaced in an area presently requiring GFCI
1996 All kitchen counters – not just those within 6 feet of sink
1996 All exterior receptacles except dedicated de-icing tape receptacle
1996 Unfinished accessory buildings at or below grade
1999 Exemption for dedicated equipment in crawlspace removed

Posted by

James (Jim) Lord

jim@jimlordregroup.com

www.jimlordregroup.com

480-648-3378

Comments (4)

Noel Mayer
Upper Montclair Weichert Realtors - Montclair, NJ
YOU WILL BE RIGHT AT HOME WITH NOEL

Jim,

I stopped by thank you for sharing this information. 

Jan 21, 2017 01:14 PM
Anna Banana Kruchten CRS, CRB, Phoenix Broker
HomeSmart Real Estate BR030809000 - Phoenix, AZ
602-380-4886

Jim Lord great to see another Phoenician on ActiveRain. Welcome!  And I agree - sometimes inspectors call all lots of stuff that simply isn't an issue.  I see it the most on electrical and plumbing as well as AC's.  I am so glad our BINSR is changing on Feb 1 and deleting all that warranted item stuff that really complicated so many inspection request lists - what a nitemare it'ts been with agents had no idea of how to use it properly. Across the board there has been more issues in BINSR's than ever before. 

Jan 21, 2017 01:17 PM
Gloria Valvasori, Accredited Senior Agent
BETTER HOMES AND GARDENS REAL ESTATE SIGNATURE SERVICE - Mississauga, ON
REAL Experience | REAL Commitment | REAL Results!

There are inspectors, and then there are inspectors... just like real estate agents. Sometimes they get over zealous or they siimply don't know what they are doing and create problems where there are none, not to mention mess up the sale...

Jan 21, 2017 01:36 PM
Debe Maxwell, CRS
www.iCharlotteHomes.com | The Maxwell House Group | RE/MAX Executive | (704) 491-3310 - Charlotte, NC
The right Charlotte REALTOR!

This is a great list to have handy! While some inspectors can be alarmist, there are still good ones around - and I'm glad to have a few of those on my side!

Jan 21, 2017 05:41 PM