H.I. woes

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mjf

mjf

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Location
The incredible, yet very expensive, Hudson Valley,
Get a call from GC selling house I did some work in. HI cites that 2 of the DP breakers should be SP. I get HI's phone # from GC and call him. I politely explain to him about MWBC's and 210.4. He tells me that as a licensed HI he doesn't inspect to code. (My brain says "WTF", and I refrain from yelling at him). He tells me he has been doing this for 12 years and never seen 2 120v circuits on a DP breaker. I reiterate 210.4 and try to explain that perhaps in the future he might want to refrain from citing such an occurance. Just baffles the mind!!

What year code did this go into effect ?? 2005?

Thanks

P.S. No disrespect to any HI's out there trying to perform truly professional services.
 
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mjf said:
I apologize, I should have asked about 210.4 (B)

(B) Disconnecting Means. Each multiwire branch circuit shall be provided with a means that will simutaneously disconnect all ungrounded conductors at the point where the branch circuit originates.
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Before 2005, the requirement for simultaneous disconnecting applied only in "dwelling units." 2005 removed "dwelling units" from the equation so that all mwbc's would require simultaneous disconnecting means where mwbc's supply more than one device on the same yoke.
 
That's new to the 2011- the requirement for a common trip for all residential MWBC's. Prior to then, only situations like the dishwasher/ disposall receptacle (two circuits feeding the same device) required the common trip.

The HI needs to be told "forget about 'code minimum;' you're asking me to violate the code." Better yet, send a note to his licensing board complianing that he's telling folks to break the law; let's see if his attitude improves after that.
 
Why are you even debating with him?

Make him provide you with the reasons he is correct and you are wrong!

BTW it was NEVER required that MWBCs be on seperate breakers!
 
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mjf said:
There is no debate. I am going to provide the Seller with a letter stating the facts and a copy of the code section. I just cant remember (for my own knowledge) what code cycle began to require simultaneous disconnect.
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You do not need a code section when it 'started to be required'. It has always been allowed!!!!!
 
Is someone asking you to change out the breakers at your own cost? If not, then in what way are you even involved in the situation? Is the HI telling the HO that this is an electrical installation error that has to be fixed before the house can be sold?

As an aside, let me point out that nothing in the description of the installation (at least nothing posted in this thread) tells us that this is a MWBC. You could have a 2-pole breaker serving two separate 120 volt loads, each of which has its own neutral. I don't know of any code article that would prohibit such an installation.
 
jxofaltrds said:
You do not need a code section when it 'started to be required'. It has always been allowed!!!!!
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Exactly!!!

I have never needed to argue anything with a HI, I take a minute or two to simply explain the situation and point out where he/she can find the substantiation and all is fine.

The animosity towards an observer doing a job to the best of their ability has always puzzled me and I have never been threatened by them.

Roger
 
The main problem I've seen with HI's is that they want to inspect to the new code when they should be either inspecting to the code when the house was built or when the work was done.
 
we had a home inspector tell a customer last week that bathroom exhaust fans had to be vented all the way out the roof.
 
arits74 said:
we had a home inspector tell a customer last week that bathroom exhaust fans had to be vented all the way out the roof.
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Its not a requirement but it probably should be, along with requiring insulation on the vent piping. a lot of people are getting mold from what used to be commonplace.
 
arits74 said:
we had a home inspector tell a customer last week that bathroom exhaust fans had to be vented all the way out the roof.
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They do. It's to remove condensation. Sub's used to lay the vent pipe in the attic and then over time moisture would deteriorate the insulation, so now in the IRC M1501 says it has to be vented to the outdoors, weather through the roof or wall/soffit.
 
arits74 said:
we had a home inspector tell a customer last week that bathroom exhaust fans had to be vented all the way out the roof.
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And in most areas I am familiar with it is a requirement.

Roger
 
cowboyjwc said:
The main problem I've seen with HI's is that they want to inspect to the new code when they should be either inspecting to the code when the house was built or when the work was done.
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I do not agree with that.

They are not code inspectors, they are home inspectors. Their job is to let the buyer know about the home. Some buyers might want to know the old house they are buying does not have GFCIS where now required, or has no EGCs at the outlets etc.

Now on the other hand if the HI claims these are required to be corrected that is a diffrent thing.
 
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