LarryFine
Master Electrician Electric Contractor Richmond VA
- Location
- Henrico County, VA
- Occupation
- Electrical Contractor
Fight! Fight!
Bwahahahaha. Pure gold! :lol:Duke
What code cycle was in effect when the house was built?
Roger
If the HI was trying to say that it was a listing issue he needs to say that and back it up.
Roger
When I have addressed HI non issues I will point out that at the time the house was built xwz was not a violation, if the buyer, seller, or realtor want's it changed then I would be happy to take the money.Roger when dealing with a home inspection report it's not that important how right or wrong the home inspector is.
What's really important is that when the seller goes to closing that there are no hold ups in the sale of the house.
For each item on the home inspection report you need to state how the item was addressed in a way that there can be no questions about it.
For any problem concerning neutrals and grounds I have never seen a panel so bad that it can't be straightened out in less than an hours.
It's worth it to the home seller to have the problem solved. Even if there is another inspection before the home is sold (by a different inspector) that particular issue will not get written up again.
If you try to ague the legality of having more than one neutral under a terminal you will probably spend more than an hour just trying to convince them you are right.
It's better to use your time productively and solve the problem in a way that can't be questioned.
Edit: When straightening out those neutrals you will probably find a couple of loose one's that needed to be tightened anyway. It's not really a waste of time.
I have seen inspectors question 2 grounds under a screw and 2 hots on a breaker (both allowed by the manufacturer of the panel). A pigtail and a wire nut is easier than arguing.
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Sure it is but it is not the best action, imo. BTW, it is not just a case of pigtailing with the neutrals. If you do that for the neutrals then you have to make sure the breakers are on opposite phases and you also need a handle tie.
I did not suggest to do it with neutrals. Pigtail a few grounds together and you free up screws for the neutrals.
When I have addressed HI non issues I will point out that at the time the house was built xwz was not a violation.
2 hots on a breaker (both allowed by the manufacturer of the panel). A pigtail and a wire nut is easier than arguing.
This is what I don't understand, I've never argued about it, they send me the HI's report, I reply to each line item on a letterhead, I explain which ones are real issues an which ones are not, sometimes with substantiation sometimes without, that's end of story.You could try to argue that it's allowed by the manufacturer or you could just pigtail a single conductor and and you know that is the end of it.
Same here on both counts.I have no interest at all in trying to train home inspectors on code (most of the time I will not even meet the home inspector).
When they accept my proposal or rates it's as I said, I'm happy to take the money but they will know what they are paying for real or imagined without arguing.I charge a minimum of two hours to deal with the small BS items listed on a home inspection report and most of the time that's enough time if I don't waste time trying to argue.
And that's fine, I will deal with them my way.Over the last 20 years I have dealt with a few hundred home inspection reports and I have learned the fastest and easiest way to deal with them.
Thing I run into is there isn't any "home inspectors" out here where I live. Realtors sometimes call me asking for an electrical inspection on a home they are involved with. My guess most the time is potential buyer has concerns, and they want to call in an expert, this puts more liability on me and I hate doing it, and usually tell them I don't have the time to do it even if things are pretty slow. They probably only want some things to use for price negotiating and may not even intend to fix much if anything that I do comment about. But at same time I don't want to not be thorough and miss even a small thing that might come back to haunt me. So they think I am going to come over and within short time tell them everything is OK or point out a few obvious things that they already figured out need attention and charge maybe $100 and move on.The problem here is that a home inspector does not have to site a code violation since a home inspection is not a code inspection. I agree. Some usefulness from electrical perspective is they may find some things that are just deterioration of things rather than possible code violations. Open panel and find melted conductor insulation on incoming line - not really a code to cite, just mention that something is likely failing there and it needs some attention.
Home inspectors write up anything that they may consider a matter of concern for the future homeowner.
Take the example given by rjniles, two conductors under one breaker. You could try to argue that it's allowed by the manufacturer or you could just pigtail a single conductor and and you know that is the end of it.
I have no interest at all in trying to train home inspectors on code (most of the time I will not even meet the home inspector). I charge a minimum of two hours to deal with the small BS items listed on a home inspection report and most of the time that's enough time if I don't waste time trying to argue.
Over the last 20 years I have dealt with a few hundred home inspection reports and I have learned the fastest and easiest way to deal with them.
So they think I am going to come over and within short time tell them everything is OK or point out a few obvious things that they already figured out need attention and charge maybe $100 and move on.