Curt Fitz
Member
- Location
- Columbia Missouri
- Occupation
- Journeyman Wireman (IBEW)
In a recent inspection, the inspector stated that arc fault breakers were needed. In what situation would an arc fault breaker be required in a residential setting ?
Basically all the living quarters of the house.In a recent inspection, the inspector stated that arc fault breakers were needed. In what situation would an arc fault breaker be required in a residential setting ?
And this scenario seems to be happening a lot with Home Inspectors lately. I’ve been hearing this a lot lately because I have two friends who are realtors and they keep getting this from HIs hired by buyers. Now their colleagues are calling to ask me too. Someone I think offered HIs a class (maybe a Zoom class during COVID?) and spewed this as gospel.Was it a home inspector for a property sale? If the house was built before arc fault was required he can only suggest not require arc faults
Was it a home inspector for a property sale? If the house was built before arc fault was required he can only suggest not require arc faults
Thanks for your help. 210.12 clarified the situation for me.Basically all the living quarters of the house.
Check 210.12
Are you on 2020?
If it's new wiring, you need to know what code cycle you're on. Missouri has no statewide adoption. Instead, each municipality adopts (and potentially amends) whichever cycle they want.In a recent inspection, the inspector stated that arc fault breakers were needed. In what situation would an arc fault breaker be required in a residential setting ?
sounds like a mess if you ever work in more than one jurisdiction. Bad enough to keep track of differences when crossing a state line.If it's new wiring, you need to know what code cycle you're on. Missouri has no statewide adoption. Instead, each municipality adopts (and potentially amends) whichever cycle they want.
I don't venture over to Columbia, but I can tell you a bit of what's near Kansas City:
Kansas City - 2017 without amendments
Parkville - 2011 without amendments
Jackson County - 2014 without amendments
Lee's Summit - 2017 I'm unsure of all amendments, but they've required main disconnect outside for 15 years or so.
Gladstone - just found out yesterday they have adopted 2020 but they have amended out all the extended GFCI requirements, and have amended out all arc fault requirements since the first one ('99 or '02)
Bottom line is you need to find out from the exact municipality which cycle they're on, and if they have any amendments.
It can be a mess.sounds like a mess if you ever work in more than one jurisdiction. Bad enough to keep track of differences when crossing a state line.
In a recent inspection, the inspector stated that arc fault breakers were needed. In what situation would an arc fault breaker be required in a residential setting ?
New plugs missing AFCI are rather obvious...spewed this as gospel.
But if this is a Home Inspector for a real estate transaction, why would they ass-u-me that the receptacles are replacements? There is nothing in the NEC requiring EXISTING devices to be replaced if they met the Code requirements at the time they were installed. 406.4(D) refers to IF they are replaced.New plugs missing AFCI are rather obvious.
Anyone can report it under 2011 NEC adoption or later, per 406.4(D)4
No Assumption Needed for ReplacementsBut if this is a Home Inspector for a real estate transaction, why would they ass-u-me that the receptacles are replacements? There is nothing in the NEC requiring EXISTING devices to be replaced if they met the Code requirements at the time they were installed. 406.4(D) refers to IF they are replaced.
I can agree other than I must say Decora receptacles were around before AFCI requirements were introduced into code, and even considering that it was another 3 or 4 code cycles before they were required for kitchens, so there is some wiggle room on those items as to whether or not they may have been compliant when installed.No Assumption Needed for Replacements
* Square vs Round
When Decora or square plugs must match GFCI's in kitchen, bath, laundry, or garage, and stand out against existing rounded standard plugs in other rooms.
* Remodel Rooms
When marble countertops, with modern floors, cabinets, and plugs don't match the rest of the house. Owners proudly admit rooms were renovated with new plugs.
* Inspector Plug Tester
When plug tester shows no grounding on most 3-prong plugs, replacement monkey business is obvious. If asked, people have no reason to lie about replaced plugs.
* DIY Electrical
Homeowners often mess with electrical, with any number of odd replacement plugs that won't match the rest of the house, and they gladly say so.
These events are typical, AFCI's are not.
Decora receptacles were around before AFCI requirements..
..report that AFCI protection might be necessary and not stating it definitely is required.
On top of all that a HI at most should only be throwing a question out there on his report
Google maps shows items in my yard that haven't been there for at least five years. Also doesn't have street view option for that location.This doesn't require a home inspector.
In my state, anyone can use google maps or aerial serveys to follow remodelers, access fuse box from the street, and document missing AFCI's for local code enforcement & property insurances, with enough re-work to bid for a lifetime.
Google maps shows items in my yard that haven't been there for at least five years..
If it's"real time" why is the traffic stationary?Google has no respect for your home town. My area is updated at least once a year.
It zooms close enough to see whats in the bed of truck without street view.
Farmers in rural areas may use other real-time satellite services for crop management?