2008 National Electric Code®

By
Home Inspector with Inspector Mike #2116

There are major changes coming to the NEC® in 2008. 

I know that may seem a long time away but your actions today may come back to you next year.

What am I saying? You may negotiate a price for the replacement of the electrical panel on the sale of a home. Lets say it is $1500.00 and the buyer waits until next year to replace it. Well next year that price will probably top $2500.00. Why?

AFCI's (Arc Fault Circuit Interrupter) will be required on ALL 120 volt 15 and 20 AMP branch circuits.

I can see that there will be cases where that panel change will not be possible and trigger a total re-wire of the home.

You may want to start now with building a relationship with a Licensed Electrical Contractor or an Electrical Safety Inspector. You do not want a client calling you next year saying that it is going to cost $10,000.00 to $20,000.00 to have the home re-wired.

Comments (23)

Mitchell Captain
AllSpec Professional Property Inspections Inc - Fort Lauderdale, FL
Home inspections in Broward, Dade, and Palm Beach

Mike

One of the problems I find with the AFCI's is when they stack then in the panel they generate heat. What is going to happen when most of the whole panel is AFCI's? 

Apr 05, 2007 01:37 AM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

Mitchell

You are correct.

My concern is that buyers, sellers, Realtors, and Inspectors are going to have a real problem with the new code.

Every three years a new code appears and then we have to decide what it means.

Apr 05, 2007 08:27 AM
Bob Elliott
Elliott Home Inspection - Chicago, IL
Chicago Property Inspection
If they put it in the 2008 addition is it not possible they will give till 2010 to implement like they did with GFCI in 1999.
Apr 05, 2007 11:55 AM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

Bob

We are going to have to wait and see.

I put this out only so that others can inform their clients what may happen and so they may be prepared.

Apr 06, 2007 12:56 PM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

AFCIs on the Brink of a Home Invasion

http://ecmweb.com/nec/electric_afcis_brink_home/

Apr 25, 2007 07:09 AM
Bob Elliott
Elliott Home Inspection - Chicago, IL
Chicago Property Inspection
Hey it is always hard to argue against more and more safety.But good link.
Apr 25, 2007 12:05 PM
Carole Cohen
Howard Hanna Cleveland City Office - Cleveland, OH
Realtor, ePRO

Thanks for the information on this, I am glad you are active in AR. As for the 'rewiring of a home' I have a question. If someone wants 200 amps of power in/out, do they have to rewire a home? Lots of our homes have cloth wiring. Just wondered. It's come up more than once.

I'm going to have to keep reading about this, and I appreciate the head sup Mike.

Apr 25, 2007 01:02 PM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

Good news. Rumor has it that the AFCI's will not be required on older installations.

Update to follow this fall.

May 10, 2007 07:40 AM
Jim Watzlawick
Watz Home Inspections - Algonquin, IL
Watz Home Inspections
Older homes should be grandfathered in
May 10, 2007 12:06 PM
John Egan
LoFaso Real Estate Services - Brunswick, OH

In thisinstance it will be up to the authrity having jurisdiction as how they interpret the 08 code.

 

Jack

Apr 17, 2008 01:11 PM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

John

The AHJ should not 'interpret' the code. The code is 'generally' clear. They should only use their judgement when the code is not clear.

http://activerain.com/blogsview/453097/Does-anyone-care

 

 

Apr 19, 2008 08:54 AM
John Egan
LoFaso Real Estate Services - Brunswick, OH

And after taking the update class for the code the portions that are unclear begin at page one!! LOL I agreee but that's not what's happening. In my 30 years as an electrician I've seen two inspectors have different opinions as to what the code wants.

 

Jack

Apr 19, 2008 09:28 AM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

John

I agree. If 'we' as electrical inspectors can not agree on 'what' the code says how can an electrical contractor be expected to install it? Or yet a homeowner.

Not electrically related but to the inpector attitude.

Today, yes today, I learned that there is now a glue to connect PVC to ABS. Prior to this information I would have 'failed' this installation.

Apr 19, 2008 09:39 AM
John Egan
LoFaso Real Estate Services - Brunswick, OH

That's why as professionals we can't quit learning.

 

Jack

Apr 19, 2008 09:48 AM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike

John

I know that you know electric.

Please read this: http://activerain.com/blogsview/281117/Ohio-Electrical-Inspection-Rules

Apr 19, 2008 09:50 AM
Jim Ellis
Ellis Home Inspection Services - Pensacola, FL
I have heard some states require these kind of updates when selling property. I believe Mass. is one of them. Here in the Gulf Shores, Alabama and Pensacola, Florida area we do not. Though as far as electric and safety we do recommend "upgrading" on items such as adding GFCI's, unsafe railings etc. 
Apr 19, 2008 11:18 PM
John Egan
LoFaso Real Estate Services - Brunswick, OH

I read the rules and will print them out when I'm on a home inspections. The number of inspectors that hold themselves out as experts in judging electrical systems is unreal. I'm a journeyman electrician, have taught adult education courses in electricity and I've been on inspections where an inspector ranted and raved that a GFCI wouldn't work because it didn't have a ground. It seems they believe thweir handy dandy cube works the way a GFCI works and it doesn't!

I can understand upgrading for safety GFCI's being one, but am wondering how the AFCI's are going to play out in remodeling. Unfortunately most old 2002 and older electrical systems weren't wired so AFCI's will work. In ohio the home builders association had our governor sign an order to hold off on the use of the 08 code for a short time. There premise was the increased cost although I think they were exaggerating an increase of 1,000 dollars a home. It was also surprising for the first time in years Ohio accepted the new code just after the new year.

In my code class we were told there are some states that haven't yet adopted the 2002 code let alone 05 and 08. We'll have to see how this all plays out.

Jack

Apr 20, 2008 12:05 AM
Mike (Inspector Mike) Parks
Inspector Mike - Circleville, OH
Inspector Mike
If the home was wired correctly AFCI's will work. If not there are problems.
Apr 30, 2008 10:02 AM
John Egan
LoFaso Real Estate Services - Brunswick, OH

SInce AFCI"s need separate neutrals any home wired with a 3 wire Edison system, as I understand it won't work with AFCI's.

 

Jack

Apr 30, 2008 11:11 PM

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