AFCI Breaker info...Question

[Mark Thorman]

Originally Posted by jpope

If a structure-protection system is outdated (based on current standards), it's less likely that I will recommend an upgrade, however, if a personnel-protection system is outdated (based on current standards), it's very likely that I will recommend a "safety" upgrade.

Before I moved to maui I performed home inspections in the SF Bay Area. There a lot of older homes that are in need of significant seimic upgrades. Some of these homes were flat out danagerous in the event of even a moderate earthquake. You would not warn your clients of the hazards, insurablity and expence of upgrades.

www.MauiHomeInspections.com

[Jeffrey R. Pope]

Originally Posted by Mark Thorman

For my business, the recommended safety upgrade is a way letting my client know that the house they are buying does not meet the current minimnum safety standards.

So my question is, do you recommend that every system be "upgraded" to meet current standards? If not, where do you draw your line?

[Jeffrey R. Pope]

Originally Posted by Mark Thorman

You would not warn your clients of the hazards, insurablity and expence of upgrades.

Absolutely. The key here is the insurability of the residence.

One important task of a home inspector is to identify any condition that might "hinder the ability to finance, legally occupy or insure the home."

[Michael R. Boyett]

Originally Posted by jpope

One important task of a home inspector is to identify any condition that might "hinder the ability to finance, legally occupy or insure the home."

Yikes! I missed that in both the INACHI SOP as well as my state SOP.

[Mark Thorman]

Originally Posted by jpope

So my question is, do you recommend that every system be "upgraded" to meet current standards? If not, where do you draw your line?

It would depend on the age of the home. There are homes that would benifit greatly from upgrades to alnost every aspect. A 1920's home in original condition is not as safe as a 2000 home and our clients are paying for our advice and direction. I have templates for every age group so I'm not inserting info in each and every report and yes my 1920's template is very extensive.

www.MauiHomeInspections.com

[Robert Sole]

I think that safety items are an area where we can end up with liability if someone were injured and we did not mention that new regulations require additional safety devices. The way I write it up is to say that "while the current installation met the requirements when the home was built, the current requirements are that" ... "The client may wish to consider adding" ... "for additional safety".

That way I have told them that what they have is legal, but the requirements have changed in newer homes. If they want to be safer, they may wish to upgrade. This way, they can not say that I could have prevented injury (or worse) if I had only made them aware. I think it is a good CYA.

[Frank P. Newman]

That is the sort of wording I use as well, usually preceeded by the word "IMPROVE:".

[Jeffrey R. Pope]

I'm still wondering where you guys draw the line. What upgrades/improvements do you mention specifically, and which ones do you lump into the standard "this house does not conform to current standards and should be upgraded?"

If you don't know where your line is, say so. The problem is (as I see it), if your recommendations are arbitrary and/or undefined, your report can easily be shredded.

You recommend AFCI protection, but not fire suppression systems - why?

You recommend fire suppression systems specifically, but simply suggest that the rest of the house does not meet current standards - why?

You should be able to definitively defend these recommendations.

[Robert Sole]

Jeffery,

You make a good point but I recommend that they "consider" upgrading with what I consider personal safety items. I make the recommendation on GFCIs, AFCIs, smoke detectors, pool drain covers and pool child safety fences. If these items are not up to current requirements, I mention them, make the client aware of them and recommend they "consider" upgrading.

As to fire suppression systems, to the best of my knowledge, they are not required under the Florida code. If I am wrong, let me know.

The way I look at it, if I didn't make them aware of it, someone may come back at me for not telling them. This way I have told them. Just my opinion.