Egress covering below service (residential)

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CaseyIEC

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Denver colorado
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Resi electrical contractor
Hello friends! I have a customer buying a home, the buyers inspector included this in his report. I deal with these inspectors alot and understand they are not required to have any sort of license in a specific trade. I also understand that as long as main breaker is below 78" from grade or from a permanent structure and electrical equipment has proper working clearance, its all good. My question is an egress cover like this considered a permanent structure? And the fact that there isnt a consistent grade below service, is that a problem? If so, could he build a platform to the right of the egress to make it level? Thank you everyone for your knowledge and any input in advance!
-Casey
 

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infinity said:
What did he write up as the issue?
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The clearance issue with the egress, the fact its below the panel, but buyer inspectors will typically follow up any noted item in their report with something saying they are not an electrician and to have a qualified professional evaluate the concern
 
I'm guessing but it sounds like he has a problem with the panel blocking part of the egress from the window.
 
infinity said:
Not sure what he means by the clearance issue.
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I think the questions are (1) if that grate covering weren't there, would there be an NEC violation due to the abrupt change in grade under and in front of the panel, and if so what section? and (2) if yes, then does the presence of a removeable grate eliminate the violation?

That would depend on the wording of the NEC section. If Article 110 had a requirement, say, that the working space be provided with a permanent platform at most 2% out of level, then the picture in the OP would be a problem. But I didn't see anything like quickly skimming Article 110.

Cheers, Wayne
 
Many, if not most, residential egress window grates are not rated for or intended to have people stand on them. Without some type of work platform I would say there is not the required 30" working width for this panel.
 
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This is what is required by Southern California Edison.
 

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Someone approved that installation at the time the house was built, yes?
If that is the case, I would tell the HI it was approved by the electrical inspector.

Ron
 
CaseyIEC said:
Hello friends! I have a customer buying a home, the buyers inspector included this in his report. I deal with these inspectors alot and understand they are not required to have any sort of license in a specific trade. I also understand that as long as main breaker is below 78" from grade or from a permanent structure and electrical equipment has proper working clearance, its all good. My question is an egress cover like this considered a permanent structure? And the fact that there isnt a consistent grade below service, is that a problem? If so, could he build a platform to the right of the egress to make it level? Thank you everyone for your knowledge and any input in advance!
-Casey
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It looks like a platform from Indiana. Would you service the panel standing on the platform? If so, tell your customer that it’s good. Hopefully, that was not the only thing that the home inspector reported.
 
HIGuy - How did you determine that this was Indiana. I am located north of your location and I did not even think of this being Indiana. Nice to see a "local" guy on the site.
 
102 Inspector said:
HIGuy - How did you determine that this was Indiana. I am located north of your location and I did not even think of this being Indiana. Nice to see a "local" guy on the site.
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Actually, the house is in Colorado. The OP posted the address and I looked it up on Zillow. A listing photo shows the panel in the background.
 

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I looked up the listing for context. The window doesn’t even appear to be an egress. The bottom of an egress should be no more than 44” from the finished basement floor and have an 5sq ft opening. The attached photo is the window that I suspect is the other side of the OP’s photo. It’s at least 60” from the finished floor and no where near the minimum opening required to be an egress. Could you imagine someone trying to egress through this window in the first place?

Some home inspectors will literally make crap up to cover their butt, especially new inspectors. I think that is what’s happening here. It’s surprising, since this house is in the Home Inspectors capital state of Colorado,
 

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HIGuy said:
I looked up the listing for context. The window doesn’t even appear to be an egress. The bottom of an egress should be no more than 44” from the finished basement floor and have an 5sq ft opening. The attached photo is the window that I suspect is the other side of the OP’s photo. It’s at least 60” from the finished floor and no where near the minimum opening required to be an egress. Could you imagine someone trying to egress through this window in the first place?

Some home inspectors will literally make crap up to cover their butt, especially new inspectors. I think that is what’s happening here. It’s surprising, since this house is in the Home Inspectors capital state of Colorado,
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I was thinking the egress in question was the basement window?
 
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