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|07-31-2008, 09:02 PM||#1|
Join Date: Jul 2008
Posts: 1Rewards Points: 10
Buying a home in Texas
There is at least one missing knockout in the main electrical panel. Recommend it be repaired.
2. There is no GFCI (Ground Fault Circuit Interrupter) protection for all recommended electrical
outlets in the kitchen, garage, or the outside. This house was constructed prior to 1984 when
Ground Fault Interrupter (GFCI) protection was not required at all. Current code requires all
outlets serving the kitchen countertops, at least one outlet in the garage, and all outside outlets be
GFCI protected and our license act requires us to recommend this.
3. The GFCI (Ground Fault Circuit Interrupter) electrical outlet at the main electrical panel does not
operate properly. It did not trip when tested.
4. There are bare-bulb light fixtures in the closets that could become too close to combustible
materials stacked on the shelves. Recommend they be replaced with a globed type fixture.
5. There are at least three visible, unprotected wiring splices in the attic. Recommend the wiring be
The outside condensing unit for the air conditioner calls for a maximum circuit breaker of thirtyamps.
The circuit breaker in the main electrical panel that is marked as being for the air
conditioner is a sixty-amp breaker. Recommend the proper size breaker be install.
The power vent fan on the roof is frozen up and inoperable. Recommend it be replaced.
The pool light does not respond to the switch. Recommend it be repaired.
Smoke detectors were not noted in all recommended areas. Fire protection (i.e. smoke detectors)
is required in and within 15 feet of all bedrooms (i.e. hallways).
i'm looking to get an idea of what these items would cost to have them repaired/replaced by an electrician.
Anyone with any ideas please let me know.
|07-31-2008, 09:31 PM||#2|
Licensed Electrical Cont.
Join Date: Feb 2004
Location: NY State
Posts: 7,537Rewards Points: 1,426
Most of that is either voluntary or vague.
KO seal; literally nothing if someone is on site working.
You do NOT have to install GFIs to modern codes. Would I? Yeah, absolutely. Is it mandatory to sell the house? NO.
Price???? $40-$80 each?
Splices; definitely should be taken care of. $$? Absolutely NO way to tell without my crystal ball.
The condensor; is there a breaker or fuses outside? I bet there is.
Power vent; who knows. Could be $100, could be $500.
Pool light; Again, my crystal ball is in the shop.
Smokes; hard wired? Several to many hundreds $$.
Are hard wired smokes mandatory? Depending on local codes, again NO.
Are they worth doing? Hard to say from here, but typically yes.
Don't insult the seller by trying to knock off $10 grand for this stuff.
Sometimes I feel like if I answer any more questions it is like someone trying to climb over a fence to jump off a bridge and me giving them a boost.
Answers based on the 2011 NEC.
|08-01-2008, 06:37 AM||#3|
Join Date: Jul 2008
Location: Montreal, Quebec, Canada
Posts: 1,889Rewards Points: 1,000
Only idea I had was: "rewrite that"...
“The average American woman is about 25 pounds heavier than she was in 1960...Recognizing obesity as a disease will help change the way the medical community tackles this complex issue that affects approximately 1 in 3 Americans,”
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