Home Inspectors Banned From Inspecting Electrical Work

Elect117 said:
Pulling a switch or receptacle out of an outlet requires you to pull the device out, exposing you to wiring that could be come lose and require you to retighten a landing which they might not be "licensed" to do. Then the liability if the electrician says the HI messed it up when he pulled the switch/receptacle out.
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I didn't say they should pull a device out, just remove the cover.
 
ModbusMan said:
Probably because a potential home buyer would then wonder why the HI isn't taking the covers off every single one. That, and unless they pull the device out, it's unlikely they'll actually see anything useful.
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They don't need to pull the device out, they could look and see if there is an EGC on 3-wire receptacles.
 
ModbusMan said:
You would hope to not see anything interesting under the cover, but then there's the excessive shrinkback on aluminum wire out west, and that's something even a monkey could hopefully spot and flag for professional remediation.
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I meant the outlet cover. Sorry. I don't know if you were also implying that the shrink back on AL wire occurs in outlet boxes as well? Or if you were implying in panelboards.
 
infinity said:
Are you saying that not one home inspector is qualified to look in an electrical panel?
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The the certification process in my state is a joke . I’m sure some states hold the the home inspectors license to a higher standard and so the certification process is more stringent. But the process here is a joke .


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Little Bill said:
They don't need to pull the device out, they could look and see if there is an EGC on 3-wire receptacles.
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Eh, probably hit or miss on whether or not they could see the ground. Case of "If I see it then it's obviously there, but if I don't there's no guarantee that it isn't just covered up."
Elect117 said:
I meant the outlet cover. Sorry. I don't know if you were also implying that the shrink back on AL wire occurs in outlet boxes as well? Or if you were implying in panelboards.
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I've only heard of it on panelboards courtesy of FB/Insta/TikTok vids, but since the root cause seems to be the adhesive failing to hold the insulation to the wire, I wouldn't be surprised if it's also happening at the device side as well and we just haven't seen it since HI aren't taking the covers off those. It might even be worse given that devices are where all the bending happens, while panels tend to be fairly straight-on.
 
infinity said:
In every other state an HI can look inside of an electrical panel. With the proper training there is nothing wrong with that. The problem is that in many places these inspectors are unregulated but in fairness I wouldn't lump them all together. I've seen plenty of lousy electricians over the years too. IR scanning is a big problem with the HI industry due to the lack of training and the availability of cheap IR equipment.
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That’s a fair point and in my first comment I should not have thrown them all into the same unqualified car, because I know some states do offer the proper training while to at the very least recognize a problem if there is one , but my state is not one of them


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The language in the new law does not mention a home inspector. The interpretation that the law was created to prohibit home inspectors from removing panel covers or test receptacles is incongruent with the active rules governing home inspectors, which states:

1. The inspector shall observe and report on; (d)The service and distribution panels by removing the enclosure cover,

3.The inspector shall test: (a) The polarity and grounding of a representative number of receptacles; and (b)The operation of a comprehensible sample of all readily accessible ground fault circuit interrupters.
 
Pols and vested interests getting in the way of their intended results... I'm shocked. Shocked! Well, not that shocked...

Anyways, my guess is the intent was for third-party inspectors to be blocked from doing this work, while local building inspectors (AHJ types) continue business as usual. Obviously I'm no lawyer (or pol), YMMV, and all the other usual disclaimers...
 
My issue is what happens when the home inspector puts the panel cover back on and pinches a wire with the cover and it blows and trips the breaker? They're not equipped or licensed to perform the repair even if its just cutting the damaged portion of the conductor and splicing it with a wire nut.

As an inspector we don't open panels for the same reason. I carry an Ipad. Not a screwdriver, strippers, and wire nuts.
 
Jaybone812 said:
That’s a fair point and in my first comment I should not have thrown them all into the same unqualified car, because I know some states do offer the proper training while to at the very least recognize a problem if there is one , but my state is not one of them
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Fair enough. Just a reminder, home inspectors are welcome to post here and some do therefore we don't want to be bashing anyone. We have all had our share of negative experiences with them but if they come here looking for answers we want to have an environment where they feel welcome. By coming here to hone their skills we all benefit. I know many HI's and they all say the same thing that of all of the disciplines electrical is the absolute hardest.
 
I know a very poor GC that changed his work to home inspector. I know he is not qualified to do an electrical inspection.
Both lacking knowledge, experience, aptitude. I think home inspectors, at least in NM, shouldn't touch the electrical side
if an inspection. Also the hvac side. The whole idea of a HI is to protect buyers, or should be.
 
infinity said:
Fair enough. Just a reminder, home inspectors are welcome to post here and some do therefore we don't want to be bashing anyone. We have all had our share of negative experiences with them but if they come here looking for answers we want to have an environment where they feel welcome. By coming here to hone their skills we all benefit. I know many HI's and they all say the same thing that of all of the disciplines electrical is the absolute hardest.
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My apologies and that also goes out to any HI I offended. I did follow up my initial comment saying my opinion was based on my specific location and said other areas hold them to a higher standard and provide better education and training . But wasn’t trying to disrespect anyone . Their reports in no way dictate what’s actually enforceable code , so ultimately it’s a quick peak to see if there’s a need to hire a licensed professional and which one may be needed and every one needs to make a living . But the certification process in my state needs a complete overhaul


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Steve16 said:
Rhode Island always protects the electrical license. As an A license holder in the state, I love what they do compared to my home state. Testing a receptacle is one thing, but a home inspector is not licensed to open an electrical panel and has no business touching it.
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Seen waaayy too many HI that can't even come close to getting it right related to the electrical systems. One instance the inspection calls out a tree to close to roof and gutter hanging, but actually says electrical is fine. But in reality had a Bare SE cable coming down the side of house, Water running in the panel board. QO breaker with water visible in the trip window, K&T Live and visible in a walk up attic and blown in around it, Open and flying splices in basement, Live wire open bare without cap nut, multiple open grounds. This is not an isolated occurrence. Haven't ever seen where the HI has accurately evaluated for the electrical system.

So to have the HI restricted from having input on the electrical is better than them neglecting to call out legitimate issues or calling out non-issues.
 
Around here the HI is either hired by the seller to limit exposure and get a better price or by the buyer to try to get a better price by having concessions to the purchase price. And usually referred by the realtor, and their own desire to get the property sold so the HI has a personal bias to give a report slanted to there being very little wrong with the property or risk not getting referrals from the relators. So an inspections that would indicated a reality of $10G - $15G of electrical repairs would likely not get the HI many referrals.

The HI holds no liability as to the opinion expressed in the report, and in reality not worth the paper it is written on.
 
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