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Living Off the Grid with Batteries

By
Home Inspector with Safe@Home Inspections, LLC in SE Washington 215

I did a home inspection not long ago on a home that was completely off the electrical grid.  It was one of the more fascinating homes I've done.  In addition to the solar panels, wind turbine and assorted other advanced renewable energy technologies, it had a bank of industrial batteries.

Now these are not part of your everyday home inspection. 

Since I was a certified Home Performance Specialist for the state of Idaho, I have a fair amount of experience with alternative energy and energy efficient housing, so I got the job.  That's one of the advantages of being the nerdiest of the inspectors in the area - I get alot of the fun projects.

Anyway, I had to inspect and test these batteries.  My client was concerned (rightfully) that the batteries may have issues adn he didn't want to get left in the dark if they failed ocmmpletely.

I contacted the manufacturer, Trojan Batery and they were kind enough to work with us to get voltage tables and specifiactions to make sure we got accurate answers.  The inspection process is pretty simple:

• Examine the outside appearance of the battery. The tops of the batteries andterminal connections should be clean, free of dirt and corrosion, and dry.

• I f fluids are on the top of a flooded/wet battery this may mean that the battery is being over-watered. If fluid is on the top of a battery this means that the battery is being overcharged and the performance and life will be reduced

• Check battery cables and connections. Replace any damaged cables. We did have several cables that were damaged.

Then it was time to test the batteries.  This is actually an easier process than you might think but you need to have the right tools and the training to handle these batteries safely.

1) Get a voltmeter and a graduated hydrometer

2) Charge the battery set fully

3) Wait 1-2 hours after charge is completed (or knock the surface charge off by turning on a light bulb for 2-3 seconds - which is what we did)

4) Measure and record individual battery voltages (w/ voltmeter - I used my multimeter) and/or individual cell "specific gravities" (w/ hydrometer). Batteries connected in series do not need to be disconnected from each other to record battery voltages.

5) Run equipment until the battery performance drops (hopefully this only takes 0-15 minutes)

6) Turn off all equipment.

7) Measure and record individual battery voltages (w/ voltmeter) and/or individual cell "specific gravities" (w/ hydrometer) again

8) Reference the voltage/gravity chart

9) Identify any battery(s) that are significantly lower on the chart AND drastically different than other batteries in the set

It turns out that the batteries were pretty well done.  since these are industrial batteries, the were quite expensive to replace but absolutely necessary for this house.

Show All Comments Sort:
Ryan Shaughnessy
PREA Signature Realty - www.preasignaturerealty.com - Saint Louis, MO
Broker/Attorney - Your Lafayette Square Real Estate Partner

Now that is a really interesting house.  Just curious - an idea whether the investment in the alternate energy sources is cost effective?  Similarly, as appealing as it may be to some purchasers, I would love to know if the home was difficult to sell because it was off the electrical grid.

Feb 01, 2009 05:33 PM
Paul Duffau
Safe@Home Inspections, LLC in SE Washington - Asotin, WA
Caring for People, Educating about Homes

Ryan,

the home actually sold faster because it was off the grid.  The views from this property were terrific.  The extra expense probably was not worth it on a purely economic basis but the ability to be self-sufficient when you're mile out of town has some appeal to folks around here.

Feb 01, 2009 05:52 PM
Chip Jefferson
Gibbs Realty and Auction Company - Columbia, SC

I had an applicant that could not get financing until he hooked up to the grid. It was such a pain. Now he sells his electric back.

Feb 01, 2009 08:24 PM
Susan Haughton
Long and Foster REALTORS (703) 470-4545 - Alexandria, VA
Susan & Mindy Team...Honesty. Integrity. Results.

We have friends who recently relocated to Montana, where they live happily "off the grid" so I found this quite interesting.  Thanks for this morning's "you learn something new every day" lesson.

Feb 01, 2009 10:03 PM
Paul Duffau
Safe@Home Inspections, LLC in SE Washington - Asotin, WA
Caring for People, Educating about Homes

Laura, I didn't know that could be an issue.  Were they working with a conventional loan or through a HUD/FHA program?

Susan, Montana is gorgeous place to live - I did a bunch of log cabin inspections there a couple of years ago - but it's on the "wrong" side of the jet stream.  There is a huge temperature difference between us and them.  Personally, I like out 'banana belt" temperatures.

Feb 02, 2009 12:56 AM
Ian Niquette
Square One Home Inspection - Markesan, WI

Paul, that was definitely interesting. I don't now if I could live off the grid though. My wife wouldn't appreaciate it much. But, very cool inspection I imagine. Thanks for sharing.

Feb 02, 2009 02:28 AM
Michael Regan
Deerfield Beach Appraisers - Deerfield Beach, FL

I once did an appraisal of a home which had a garage filled with marine batteries. The guy would charge the batteries during the day with a generator and running his home at night off the batteries. I don't remember how long the battery charge lasted but it was more than one night.

Feb 02, 2009 09:30 AM
Paul Duffau
Safe@Home Inspections, LLC in SE Washington - Asotin, WA
Caring for People, Educating about Homes

Michael,

That sounds like a whole lot of work to stay off the grid.  Any system I put in would have to be low maintenance - I'd rather have the house working for me than the other way around.

Feb 02, 2009 03:24 PM
Jim Mushinsky
Centsable Inspection - Framingham, MA

Reminds me of one I was on with another inspector a while ago.  The house was vacant for quite sometime, the realtor had to jump start the generator with his car.  :)

Anyway, the more significant item was the placement of the batteries and failure to provide any safety mechanism for a battery leak.  The contents of a battery as well as the vapors are harmful. The buyer looked puzzled until I asked them if they really want to sleep and eat in a battery warehouse.  When there is a leak, Where will the liquid go?  Where will the vapor go?

Sounds like Paul has all the functionality testing covered.

Feb 04, 2009 03:02 AM
Paul Duffau
Safe@Home Inspections, LLC in SE Washington - Asotin, WA
Caring for People, Educating about Homes

Good point, Jim.

In this case, the vapor hood was a jury-rigged affair (when you overcharge the batteries to equlaize them, the off-gas).

It's amazing what people live with.  What did your clients do?

Feb 04, 2009 03:06 PM
Jim Mushinsky
Centsable Inspection - Framingham, MA

The couple purchased the house, the lending company is requiring them to have grid service installed.  Whether or not they use it is up to them.  Another interesting item in this story is that we were hit by a big ice storm this season.  This house is in the area where most people lost power for 2 weeks. They are happy they have their own system.

I hope they use the "we got a lot of money off the deal after the inspection report" for the safety issues in the home.  Sometimes I wonder if the home inspection is used becuase they can't really afford the house at the offer price.

 

Feb 04, 2009 07:16 PM
Paul Duffau
Safe@Home Inspections, LLC in SE Washington - Asotin, WA
Caring for People, Educating about Homes

Very cool story, Jim.  Glad it worked well for your clients.

Feb 09, 2009 11:05 AM