Help with an inspection question

[wforsyth]

Hi Ann,
I'd like to say that I and I'm sure others, appreciate that you are attempting to research this and find an equitable solution to this issue, rather than just jumping into suing the home inspector in this situation. I think that is a fair and responsible position to take. Thank you and good luck.

~Wendy

[Russel Ray]

Originally Posted by Ann P. Simth

What are the options for a homeowner who discovered 3 months post inspection that the house purchased has aluminum wiring instead of the "copper" wiring listed on the home inspection report - the homeowner purchased prior to act of sale.

I've read all the other responses. What we also don't know here is what does "has aluminum wiring" mean?

My home "has aluminum wiring," but it is multistrand wiring, which has no problems associated with it other than using anti-oxidant paste on the exposed ends.

Also, we don't know the conditions at the time of the inspection.

I had a house several years ago that had so much garbage and filth on the property that I couldn't get to the electric panel, so I disclaimed it. Of course, the buyers moved in, did some remodeling, and found that the house had aluminum wiring. They called me and I reminded them of the conditions at the time of the inspection and told them to look at Figure 327 in their inspection report, which was a picture of the electric panel from 20 feet away since that's as close as I could get. I then asked them if they followed my recommendation in Item #592 for "further evaluation of the electrical system by a licensed electrician before close of escrow"? Nope. Case closed.

So there's so much that we don't know here that it would be impossible for us to answer outside of a general recommendation like contacting the home inspector first and foremost.

[Peter C. Russell]

Hi Ann
How was the aluminum wiring discovered 3 months after the sale?

[pcarter-old-04]

The first thought I had on Ann's orginal post was the report said copper which makes me think "did the inspector actually check the branch wiring in the home? or for that matter the MDP or the SDP's? or did he use a checklist and made a mistake by checking the wrong box? or was there a combination of copper and alum. branch wiring with the majority of branch wiring being copper and not noted? Those would be questions I would be asking the inspector and if they said they did, photos would be the proof if taken.

[Ann P. Simth]

Thanks for your comments - I was present at the end of the inspection - my realtor -was there for all of it - and I have contacted her. The house hasn't been remodeled relative to wiring - and one would think if the inspector couldn't determine wiring type - it would have been stated so in the report - The report clearly states that the internal wiring is copper. It isn't a check mark but a description. Whether it is a deal breaker or not is somewhat of a mute point since there wasn't the option of deciding or discussing this - I know there are many homes across the united states with aluminum wiring - but it is no longer acceptable by code for good reasons. Purchasing a home with aluminum wiring needs to be considered thoughtfully - as there are many potental issues down the road. Annual electrical inspections are strongly recommended to prevent house fires for one.

The aluminum wiring issue was discovered when I had my handy man change out a light fixture that broke. At which point I started looking at the outlets etc - which all appear to be aluminum. I have also talked since to my neighbors which state that the developer in this area indeed used aluminum wiring.

It may have been one of those "oops" errors - but now I feel like I am left holding a bag of goods that isn't what I paid for. Having come from a family of firemen - I would have been more than leary about proceeding with this sale had I known the internal wiring was aluminum instead of copper.

On Monday - I will discuss this further with my realtor who uses this inspection company often to agree on a course of action. I really do appreciate all your responses - as I would like to determine a reasonable solution to this problem for both parties - Since it is a national company - one would assume there is an errors and omissions policy - under which this may fall.

Thanks again for the comments.

[whandley]

Good Morning Ann,

I've not seen any Code or CPSC issued information regarding annual inspections of aluminum wiring systems. Aluminum wiring is still used in various applications, just not residential interior branch wiring. There are multiple systems and or features which can be added to aluminum wiring systems to improve safety, all of which would be far less expensive than dealing with an attorney.

http://www.cpsc.gov/CPSCPUB/PREREL/prhtml03/03120.html

http://www.cpsc.gov/cpscpub/pubs/516.pdf

http://www.cpsc.gov/CPSCPUB/PUBS/afci.html

On future purchases, it may be advisable to be present during the entire inspection process. This may have allowed you to obtain more information about the property and be more familiar with how the inspector performed the inspection. I almost never do an inspection anymore without the client being present for the entire inspection process. In most cases the client has only been inside the property for a few minutes prior to the offer, the inspection process is an opportunity for the client to spend quality time in and about the structure/property prior to close of escrow.

[Russel Ray]

Originally Posted by whandley

Aluminum wiring is still used in various applications, just not residential interior branch wiring.

And actually "aluminum wiring" is still used in residential interior branch wiring, just not single-strand aluminum wiring. That's the point that I was trying to make in my earlier post.

My service entrance cable is multi-strand aluminum, as is the branch wiring to the kitchen range.

We also have to consider the possibility of the "aluminum" wiring being tin-clad copper.

We also have to consider the possibility of copalum connections in place at the fixtures, and that is what broke during the handyman repairs.

My recommendation still would be to contact the home inspector first. I don't find a need to prepare to get confrontational if the home inspector hasn't even been contacted yet.

[Joe Funderburk, CMI]

Originally Posted by rray

And actually "aluminum wiring" is still used in residential interior branch wiring, just not single-strand aluminum wiring.

I see solid aluminum wiring quite often in newer homes on the dryer circuit.

[Russel Ray]

Originally Posted by jfunderburk

I see solid aluminum wiring quite often in newer homes on the dryer circuit.

So with that, and the fact that we don't know what state Ann is in, she really does need to contact the home inspector first, perhaps even get the home inspector and the handyman together.

[whandley]

I think for the sake of this thread, Ann is concerned with solid aluminum wiring. She appears to have already spoken with someone familiar with same. I also don't think she's concered with the 240v laundry circuit. The handyman found it while changing a light fixture.

[dbucknavich]

Originally Posted by Ann P. Simth

The aluminum wiring issue was discovered when I had my handy man change out a light fixture that broke. At which point I started looking at the outlets etc - which all appear to be aluminum.

I would contact the home inspector first. Perhaps even get him/her in contact with the handyman. I haven't seen single strand aluminum in a house in a while, definetely not in house less than ten years old.

[Michael R. Boyett]

Has Ann stated when the home was built? I think that would be interesting to know.

[Ann P. Simth]

Home was built 40 years ago - 1967

[jmichalski]

I think the issue here is that aluminum wiring (likely single strand) is present and is often flagged as an issue of concern. Clearly, in this case, it is of concern to Ann. (I have had one client who insisted appropriate corrections to aluminum branch wiring be made by a qualified electrician, and the seller balked - the deal fell through - so Ann is not alone in her concern).

The inspector missed it. Call it an incomplete description (Omission) or a mistake (Error), Ann is justified in beginning the process of contacting the inspector (according to the methods and procedures outlined in her inspection agreement). Perhaps some reasonable accomodation can be reached, as Ann seems ligitimately interested in learning about how these situations are handled.

If not, contacting an attorney familiar with inspections and real estate may be necessary, and determining if a limitation of liability clause exists in the agreement and if it is valid in the state, and if the inspector has E&O insurance may also be necessary.

[Roy D. Cooke, Sr]

Originally Posted by jmichalski

I think the issue here is that aluminum wiring (likely single strand) is present and is often flagged as an issue of concern. Clearly, in this case, it is of concern to Ann. (I have had one client who insisted appropriate corrections to aluminum branch wiring be made by a qualified electrician, and the seller balked - the deal fell through - so Ann is not alone in her concern).

The inspector missed it. Call it an incomplete description (Omission) or a mistake (Error), Ann is justified in beginning the process of contacting the inspector (according to the methods and procedures outlined in her inspection agreement). Perhaps some reasonable accomodation can be reached, as Ann seems ligitimately interested in learning about how these situations are handled.

If not, contacting an attorney familiar with inspections and real estate may be necessary, and determining if a limitation of liability clause exists in the agreement and if it is valid in the state, and if the inspector has E&O insurance may also be necessary.

How do we know the inspector missed it .
I try to never make long distance decisions.
Remember there are three sides to every story yours, mine, and the truth .
This being an open forum I think we should just be a little carefull what we say .
It could get to a court case and our info could end up drawing one of us into court on just a simple post.

Roy Cooke