15 Point Safety Inspection

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Jason_H

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Hello all, I am by no means an electrician, but I do have a question. I am in the process of looking to buy a house, and my realitor had said that once we find a house I like, to get a 15 Point Safety Inspection. I called the electrical company that she suggested, but they really didn't explain what all was done. My question is this.

1. What would ALL be tested in this inspection (as much detail as possible please, remember I am not an electrician)
2. Is this really needed in buying a newer home, meaning, is this just a marketing thing with the realitor and electrical company?
3. If I do decide to have this inspection, what would be a reasonable price to pay (Seattle Washington area)

I could see if I was buying an older home, but don't want to be taken advantage of.

Thank you to all that take the time to reply
Jason
 
Re: 15 Point Safety Inspection

In many cases, an inspection of the electrical system, primarily the service, is required to insure the home no matter the age of the structure. Many times, this is done through the sale and puchase agreement.

I would personally require a detailed line by line inspection report that clearly lists all that is inspected. I would also request a repair / correction estimate to be attached. If the contractor is not willing to do at least that, I would find someone else.
 
Re: 15 Point Safety Inspection

I'm not an electrician either, so I can't give you an estimate of the price.

To my knowledge, there is no standard list of "15 safety issues" that is part of any "standard inspection." That phrase is probably from the Real Estate world, not from the electrical world.

But if you are looking at an "older house," I do agree that it is in your best interests to have the wiring inspected by a professional electrician, not just by a professional "Home Inspector." You need the advice of someone who knows the electrical system well.

Keep in mind that the house does not have to have a perfect electrical system, and it does not have to meet current codes. If the electrical company tries to tell you otherwise, fire them on the spot! You can be told that something is a code violation, and you still may not have to fix it or upgrade it. The emphasis should be on two things, in this order of importance: (1) Is something unsafe? One example might be too large a breaker for too small a wire. (2) Would it be convenient for me to make any upgrades, even if I am not required to bring them up to current codes? One example might be that you want additional receptacles for the kitchen countertops.

Depending on the age and condition of the house, you might also consider hiring a plumber to do a similar inspection of the pipes.
 
Re: 15 Point Safety Inspection

While having an inspection done prior to purchase is really a very good idea, watch out for the "Dog and Pony Show" outfits. I have seen houses recently purchased that could have easily used a thirty point, or a 50 point inspection also. Maybe you should hire a good local electrician that you already know and trust to go look at the house before you buy it. This way you will have a better chance of having somebody inpecting the place with your best interests in mind, rather than an outfiit that specializes in making a quick buck off of those who do not know much about electrical problems typically found in residences.
 
Re: 15 Point Safety Inspection

Wow... thanks for the replies every one, great responses. I as well do believe it would be a good idea. But agree with macmikeman
about the "Dog and Pony Show"

On that note... as there is no standard list of "15 safety issues" (charlie b). Could you guys help me compile a list of inspections that I should at least ask for? So at least I can 'sound' like I know what I'm talking about to avoid the "Dog and Pony Show" and they don't throw out items that are of really no importance.
 
Re: 15 Point Safety Inspection

I fear that the "list" would have only one item: The National Electrical Code. You have to have experience in the use of the code, and in the design, installation, or inspection of electrical work, in order to know what you are looking at when you inspect a house. You can make lists as long as you like, but the person doing the inspection has to be able to see what is right and what is wrong.

If you wish, you may extend an invitation for electrical contractors who are in your area (Seattle), and who do this kind of work, to send you a Private Message with a name and contact information. This Forum does not speak or act on behalf of any of its members, nor does any member speak or act on behalf of the Forum's owner. It is against Forum rules to conduct advertising, but we have allowed posts along the lines of "Is there a contractor in my area?"
 
Re: 15 Point Safety Inspection

I'll offer this as well. If you get a copy of this "15 point safety inspection," or if a contractor gives you a list of the things they will include in their inspection, you can post it here, and we'll let you know what we think.
 
Re: 15 Point Safety Inspection

Thanks for the reply Charlie b I will have to ask them what this list might be, will be curious if they will tell.

In my post above... I guess I was just hoping to get some replies from Electrical Contractors that use this forum as to what 'their' list might be made up of......
 
Re: 15 Point Safety Inspection

That realtor might have broke the law.If he/she was in the state of Fl they crossed the line in suggesting any by name.Now if they say something like over on that table you might find some buisness cards from electricians then thats fine.If you do want or need and inspection then find one on your own.Do you really think him or her would suggest anyone that would fail it and risk a sale ?
 
Re: 15 Point Safety Inspection

Jim in July I was curious to find out wht was up with home inspection (getting to old to do roughs or trims)For right at $100.00 i was certified state wide and now hold a home inspectors license in Florida.
I have not taken it to far and as of date have done 4 home inspections.I bought this program off ebay that has a complete program when used with a digital camera arrows and points out areas of interest there is a form in the program that lists components in a home ,condition of and recomended repairs.
So for less than #150.00 I have done 4 inspections @$350.00@.That includes setting up a web site.

{Moderator's Note: Web address removed, since advertising is not permitted. Send a PM if you want to know the web address.}

.Ok I am no web master but with a few cards and some builders I know I am looking at a career change soon.I`d like to know what this 15 point inspection is,maybe I am missing the $$$$ boat on that one ;)

[ December 07, 2005, 11:23 AM: Message edited by: charlie b ]
 
Re: 15 Point Safety Inspection

Some basic things to check, call it my 12 point list:
1. Service panel grounding - is it and how well?
2. Any wires that are over breakered?
3. Too many wires on a breaker?
4. Aluminum branch circuit wiring?
5. General conditions of receptacles, switches, fixtures (age, signs of previous arc damage).
6. Any circuits with ungrounded receptacles?
7. Are there GFCI's anywhere?
8. Plug in one of those 3-light testers in to some or all of the receptacles and look for hot-neutral reverse (sign of DIY) or no ground.
9. Open a few random receptacle and switch boxes and determine the general level of workmanship.
10. Any generally unsafe conditions (missing coverplates, unclosed breaker slots or knockouts, damaged/loose conduits or equipment, etc.)
11. Buried NM cable, or NM cable in outside conduits.
12. What is the service size (in amps), does it appear adequate ofr the equipment served, and is there any expansion ability in the main panel.
 
Re: 15 Point Safety Inspection

Originally posted by allenwayne:
I`d like to know what this 15 point inspection is,maybe I am missing the $$$$ boat on that one ;)
Click to expand...
And that is just my point... I would like to know as well. I have asked a couple of contractors all I have really got'n is

"Unfortunately, because the inspection is a verification that the home meets code, NEC, and that there are no safety hazards I cannot provide you with a list of items."

And that is a direct quote... pass. At least tell me what I'm paying for and not " don't know till we get their" At least that is what I'm hearing. Tell some points of interest that have been proof'n to be problems... like what are items to look at in my breaker box... Blah blah

allenwayne what are some items that you have looked for being a electrician ... turned home inspector?
 
Re: 15 Point Safety Inspection

Call an electrical contractor to come do an inspection and ask him to check on a few of these things:
GFCI's located in kitchen, garage, unfinished basement, bathrooms, crawl spaces, outdoor outlets
Any visible wire splices
Check in the breaker panel for breakers that are oversized for the wire, no stress relief connectors where romex enters the panel, not more than 1 wire on each breaker, panel is properly bonded/grounded
Covers on all junction boxes.
Furthermore, it is always a good idea to make sure your circuits are adequate for their probably load. (At least 2 circuits to the kitchen countertop area.)
This should get you started. Ask a realtor who they recommend...they normally have someone they use for their electrical inspections, etc.
 
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