Beware to all home buyers: an EASY Inspector is like The "EASY" GIRL in High School!

[Dan Bowers, CMI]

If you've got 3-prong receptacles that test ungrounded - they don't do what they look like they should do. Therefore most inspectors I know would report this as a defect (because it is) and then suggest methods of making it OK.

You're right upgrading is not mandatory. It is an option for correction as are other options including the buyers just accepting it as is ... BUT ... you would expect a competent and ethical inspector to tell someone its not right as is!!

That to me is not an older & experienced inspector, its a guy that is called "real popular" with the real estate agents AND a "dull pencil" or "whitewash guy" by the older & experienced inspectors.

[Russel Ray]

Originally Posted by dbowers

If you've got 3-prong receptacles that test ungrounded - they don't do what they look like they should do. Therefore most inspectors I know would report this as a defect (because it is) and then suggest methods of making it OK.

The key word in that, as was my point, is "most." Yes, most inspectors would report it as a defect, as would I. "Most," however, means that some don't.

Originally Posted by dbowers

You're right upgrading is not mandatory. It is an option for correction as are other options including the buyers just accepting it as is ... BUT ... you would expect a competent and ethical inspector to tell someone its not right as is!!

Now I'm confused. Where does "upgrading" come in? I would not call going from ungrounded 3-prong outlets to grounded 3-prong outlets an "upgrade." Now going from 2-prong outlets to grounded 3-prong outlets would be an upgrade.

Originally Posted by dbowers

That to me is not an older & experienced inspector, its a guy that is called "real popular" with the real estate agents AND a "dull pencil" or "whitewash guy" by the older & experienced inspectors.

I would agree with you there. However, the fact remains that there still are home inspectors who do things their way (I could be considered one of them in many respects; just ask Jeff Pope!) because they've been doing them that way for 30 years. One of our most well-respected and experienced home inspectors here has some unique and, in my opinion, totally dumb, stupid, or just plain incorrect, items in his reports. He is a past president of San Diego ASHI, San Diego CREIA, has been in business for 30 years, and is very popular with the Realtors, not because he's easy per sé but because he's been in business for 30 years, "so he must know what he's doing." Many of the older Realtors have been using him their entire careers as Realtors.

I think that it's interesting that many of the older, experienced inspectors don't want to train the new competition but, in some cases, I don't want to be trained by them because they haven't moved with the times.

[Brian E. Kelly]

Ungrounded, three hole outlets= DEFECT
Old, two hole, ungrounded outlets=Old, two hole, ungrounded outlets.

[Russel Ray]

Originally Posted by bkelly2

Ungrounded, three hole outlets= DEFECT
Old, two hole, ungrounded outlets=Old, two hole, ungrounded outlets.

Well, not all the time.
Ungrounded, three hole outlets that are also GFCI protected are allowed, as long as they are identified as such.

Also, ungrounded, three hole outlets that are not GFCI protected are allowed as well, as long as they are identified as such.

[Larry D. Kage]

Originally Posted by rray

Also, ungrounded, three hole outlets that are not GFCI protected are allowed as well, as long as they are identified as such.

Allowed by the NEC? I don't think that is correct. If labelled and protected by a gfci, then yes but an ungrounded three prong outlet by itself, labelled or not, I don't believe is allowed.

[Dan Bowers, CMI]

Ungrounded 3-hole outlets are done BUT not ALLOWED. They can be protected by GFCI and marked); put back as is; or upgraded to a new 3-hole grounded outlet (or if you prefer the word repair - then use it versus upgraded to describe what the electrician is going to do to it).

[Russel Ray]

Apparently the AHJs here allow replacing 2-prong outlets with 3-prong outlets as long as:

1 - The new outlets are GFCI outlets and labeled "No Equipment Ground"
2 - The new outlets are protected by a GFCI outlet somewhere and labeled "No Equipment Ground"
3 - The new outlets are protected by a GFCI breaker and labeled "No Equipment Ground"
4 - The new outlets are not ground-fault protected and are labeled "No equipment ground"

I've never understood why one doesn't just install a GFCI breaker in the electric panel (use #3 instead of #4), but when I check on #4 whenever I find the condition in a city where I have not checked before, it's the same ol' story: "It's okay as long as they are properly labeled as not being grounded."

#4 is quite common in the older homes here, notwithstanding the fact that something being "quite common" doesn't necessarily make it right. But when it comes to "right," I'll have to leave that up to the AHJs. I wish I could say that the liability's on their shoulders, but here in San Diego (and perhaps all of California), the AHJ can't be sued for being wrong when his wrong decision causes property damage, personal injury, or death. Ah, to be a government employee. :margarita: .

[Dan Bowers, CMI]

#4 is not an option here. Not familiar with this option.