what would YOU tell the customer???

[rt66electric]

Typical call from homeowner (selling),fix this to pass the home inspection punch list.
1. servie the main panel remove/disconnect breaker that feed abandoned range.
2. add romex connector to garbage disposal
3. repair or replace old heat/vent//light
4. repair open j-boxes and flying splice in attic above the garage.

MY two biggest questions??
(how do you post pictures)

notice the old ZINC0 panel circa 1958???
could you figger-out the baby panel on the bottom is 3phase!!!
I love the way the small red wire is spliced to the big redwire(look by my fat fingers), and using a white as "A" phase color coding
Should I tighten up all the lugs and carefully replace the covers, or should I cry chicken little and say the panel needs to be upgraded IMMEDIATLY-OR-ELSE???

Next delima!!! look at the reallly cool old Heat/vent/lights,
Should I clean the dust-bunnies out and say they are good to go, replacing them would be expensive and probably cause more damage than good (remember the zinsco panel !) -or- disconnect the heater and call it good.

Or- should I replace both HVL's swiches and wire to the panel.
Or run away!

HEY MULE !!! did you wire this house 40 as an apprentice , like 40 years ago??
I'm out of space on this thread for more pics. DENNIS

 

[bradleyelectric]

What does servie the main panel mean? Why would you do anything with switches that aren't in the inspection report? Is the inspection report asking you to do anything in the service panel other than disconnect the range breaker?

If not I'd:
1. disconnect the breaker that fed the range.
2. add romex connector to garbage disposal
3. What is wrong with the h/l/v? If it needs cleaning I'd clean it, if it needs replacing I'd replace it. Disconnecting part of it is not repairing it. That would be disabling it.
4. repair open j-boxes and flying splices in attic above the garage.
5. write the invoice.

 

[jrannis]

Typical call from homeowner (selling),fix this to pass the home inspection punch list.
1. servie the main panel remove/disconnect breaker that feed abandoned range.
2. add romex connector to garbage disposal
3. repair or replace old heat/vent//light
4. repair open j-boxes and flying splice in attic above the garage.

MY two biggest questions??
(how do you post pictures)

notice the old ZINC0 panel circa 1958???
could you figger-out the baby panel on the bottom is 3phase!!!
I love the way the small red wire is spliced to the big redwire(look by my fat fingers), and using a white as "A" phase color coding
Should I tighten up all the lugs and carefully replace the covers, or should I cry chicken little and say the panel needs to be upgraded IMMEDIATLY-OR-ELSE???

Next delima!!! look at the reallly cool old Heat/vent/lights,
Should I clean the dust-bunnies out and say they are good to go, replacing them would be expensive and probably cause more damage than good (remember the zinsco panel !) -or- disconnect the heater and call it good.

Or- should I replace both HVL's swiches and wire to the panel.
Or run away!

HEY MULE !!! did you wire this house 40 as an apprentice , like 40 years ago??
I'm out of space on this thread for more pics. DENNIS

The panel on the bottom has feed through breakers.
I really do not understand this post.

Change the panels??

 

[480sparky]

Home inspector punchlist, eh? What legal authority do HIs have? None. Zip. Nada. Goose Egg.

Now, if the HI report gets rolled into the sales contract, that's a different story.

 

[Rewire]

HIs miss alot of trhings we do repairs as requested by the seller who is told by the buyer what repairs they want,often the buyer wants some items done and then monetary consideration in the sales contract for other repairs.Telling the seller other things need repaired is usually a waste of time as they are probably a few days from closing. Leave your card in the panel and with the seller and agent hopefully when the buyer is ready they will call you.

 

[CopperTone]

do the punch list - replace the exhaust vent light, bill them, move on - what is the question?

 

[wawireguy]

I'd do the work and try to upsell a service change. Nothing wrong with pointing out that the panel is old and could use a upgrade. That is if you want to mess with it..

 

[iaov]

Home inspector punchlist, eh? What legal authority do HIs have? None. Zip. Nada. Goose Egg.

Now, if the HI report gets rolled into the sales contract, that's a different story.

I'm always amazed when I get hired to take care of things on a HI check list at how many things they miss. Real often the stuff on the list is very minor compared to some of the blatent code violations I see while doing these repairs. My guess is that these HI's are not real electrical inspectors.

 

[Rewire]

I'd do the work and try to upsell a service change. Nothing wrong with pointing out that the panel is old and could use a upgrade. That is if you want to mess with it..

Usually the home inspection comes just days before closing and the buyer only cares about what is in the home inspectors report and you are not dealing with the buyer but with the seller and all they want is to close the sale of the property. The relationship you want to build is with the realestate agent who can pass on your name to the new owner.

 

[480sparky]

I'm always amazed when I get hired to take care of things on a HI check list at how many things they miss. Real often the stuff on the list is very minor compared to some of the blatent code violations I see while doing these repairs. My guess is that these HI's are not real electrical inspectors.

HI's are generally self-employed individuals who have gotten a .pdf diploma and applied for a basic business license.

Too many people fail to realize that what they find, they have no force of law to have corrected. It is nothing more than a list of opinions.

When I am approached by someone who says, "My Home Inspector said....." I generally start out with, "Well, you're not required to do this or that." Unless it's driven into a contract somewhere, what a HI finds is nor more than a suggestion.

If they want to pay me to fix it, all fine and well. I'll never refuse work like that. But usually there's something on the HI report that truly isn't a violation. I've seen HIs say receps under windows should be GFI'd. I tell them that's silly, rediculous, and not required by any strech of theimagination. Any many customers are happy to hear that I can save them money and still be up to Code.

 

[ItsHot]

I'd do the work and try to upsell a service change. Nothing wrong with pointing out that the panel is old and could use a upgrade. That is if you want to mess with it..

No need in turning down work in times like these!! Or any time!!

 

[Rewire]

HI's are generally self-employed individuals who have gotten a .pdf diploma and applied for a basic business license.

Too many people fail to realize that what they find, they have no force of law to have corrected. It is nothing more than a list of opinions.

When I am approached by someone who says, "My Home Inspector said....." I generally start out with, "Well, you're not required to do this or that." Unless it's driven into a contract somewhere, what a HI finds is nor more than a suggestion.

If they want to pay me to fix it, all fine and well. I'll never refuse work like that. But usually there's something on the HI report that truly isn't a violation. I've seen HIs say receps under windows should be GFI'd. I tell them that's silly, rediculous, and not required by any strech of theimagination. Any many customers are happy to hear that I can save them money and still be up to Code.

All of the HI reports we deal with are generated from the sale of a property and this report is also delivered to the banker who holds the purse strings and although many of the repairs are not code violations they have been requested by the buyer to be paid by the seller if you convince the seller that an item does not need to be done and they go back to the buyer and tell them the electrician said this didn't need done and they say well our home inspector who they paid for says it does you are now in the middle of an arguement and the first time you blow a sale you can be assured the real estate agent will loss your card.We have gotten HI reports recommending replacement of FPE panels the panels don't violate code so do you pass or do you say thank you for the work?

 

[480sparky]

All of the HI reports we deal with are generated from the sale of a property and this report is also delivered to the banker who holds the purse strings and although many of the repairs are not code violations they have been requested by the buyer to be paid by the seller if you convince the seller that an item does not need to be done and they go back to the buyer and tell them the electrician said this didn't need done and they say well our home inspector who they paid for says it does you are now in the middle of an arguement and the first time you blow a sale you can be assured the real estate agent will loss your card.We have gotten HI reports recommending replacement of FPE panels the panels don't violate code so do you pass or do you say thank you for the work?

Holy Cow! Do you even breath when you type? :grin: Reading that wore me out!

What I do depends on what I'm asked to do. If the sale depends on the items on the HI list getting done, then I do them.

If I'm asked my opinion, I give it to them... "Um, a GFI under a window is not a requirement in anyone's book. You don't need to do that. I can put one in if you want, but there's no requirement to do so."

I tread lightly in these situations, because coming on too strong will either cause the parties to hire someone else who's willing to follow the piper, or may cause friction between the buyer and seller, hence delaying or cancelling the deal.

 

[Rewire]

My first dealing with a HI imspection I was lucky to be friends with the agent

I had all kinds of questions about the electrical portion of the report mostly code isues and corrections that did not need to be done

He said the Buyer wants it and the Seller is paying for it smile on the way to the bank.
He told me someone else was already paid for their opinion so giving mine was not needed I just needed to do what was on the list.

My role in this was the electrician called to make the repairs on the HI report not to add opinion to the HI report.He told me as long as I stuck to this I would get calls but if I got a reputation of putting my opinions in the mix or pushing upgrades the black ball would drop.

We do alot of this work by taking his advice I present it for what its worth

 

[jimport]

Sounds more like they just wanted to make sure the sale went through so they could get their commission. They could care less about whether it was needed or not.

If you spot addition concerns that the HI missed they don't want to hear about them either.

 

[growler]

He told me someone else was already paid for their opinion so giving mine was not needed I just needed to do what was on the list.

That's mostly true and that how I would normally do things but if I find a really expensive item on the list and I think it really doesn't need to be done then I will give the Home Inspector a call and discuss it with him personally.

Home Inspector do make some serious mistakes ( the new ones ) and they can appreciate a little advice.

I have seen a service up-grade listed because of a little fraying of the service cable. I let them know right off that I would love to do it if they are sure that's what they want.

The important thing is to keep all conversations private, just between you and the inspector.

Inspectors don't really work for the buyer the way that people would think, they get most fo their work through the real estate companies and if they list to much then they don't work.

 

[satcom]

Sounds more like they just wanted to make sure the sale went through so they could get their commission. They could care less about whether it was needed or not.

If you spot addition concerns that the HI missed they don't want to hear about them either.

Yes, it seems if you want to get plenty of work from the agents, you have to go with the flow, once you try to do your job and do the right thing, you can kiss the work good by, they will easly find another EC that will go along with anything, take his money and run, make sure the sale goes through, seems to be the only concern, not public safety, this area of the business is really messed up, and In my opinion the states attorney general offices should, wake up address these issues.

 

[Rewire]

That's mostly true and that how I would normally do things but if I find a really expensive item on the list and I think it really doesn't need to be done then I will give the Home Inspector a call and discuss it with him personally.

Home Inspector do make some serious mistakes ( the new ones ) and they can appreciate a little advice.

I have seen a service up-grade listed because of a little fraying of the service cable. I let them know right off that I would love to do it if they are sure that's what they want.

The important thing is to keep all conversations private, just between you and the inspector.

Inspectors don't really work for the buyer the way that people would think, they get most fo their work through the real estate companies and if they list to much then they don't work.

Its all about learning to play the game.We deal with about three compoanies that do the lions share of the work most have been at it for years and apreciate good advice as long as it is kept between them and me.I had one call asking for info on arc fault breakers and were to find a tester.

 

[satcom]

Its all about learning to play the game.We deal with about three compoanies that do the lions share of the work most have been at it for years and apreciate good advice as long as it is kept between them and me.I had one call asking for info on arc fault breakers and were to find a tester.

That seems to be the best way to do it, and keep it between them and you. We try to to do the same, but every so often a buyer will want the whole house rebuilt, we let the HI address an issue like that.

 

[petersonra]

It looks like the electrical system could use some work. You might want to point out that doing bits and pieces here and there is not a long term solution, and that it might be best to just redo the whole thing and let the buyer and seller work it out.

Otherwise, just do what the HO wants done and call it a day.