Do you report no G.F.C.Is in a house over 30 years old

[Patrick J. Cloninger]

Should you report G.F.C.Is missing in a house that is over 30 years of age? If not should you tell them that it might be a good idea to add them in the needed areas, next to sinks, outside outlets, ect...

[Brian E. Kelly]

Although not required when originally built all of the countertop outlets should be upgraded to have ground fault protection, which is mandated by current standards and is an important safety feature.

My standard older kitchen comment. Modified as needed throughout the house.

[Jae Williams]

It may not have been "code" thirty years ago, but we don't inspect "code"--we inspect "SAFETY".

What was considered safe in 1976 may not be safe in 2006--that's why the NFPA makes changes in the NEC--SAFETY.

[James H. Bushart]

Report it.

[Joseph Hagarty, CMI]

Report the deficiency and Recommend the repair / upgrade to GFCI protection.

[briddle]

I usually recommend adding GFCI's for safety in my summary list of "other comments". That way the buyer knows they should be installed, but they do not have to be. Same thing with smoke and co detectors.

[Doug Edwards]

I have a separate section of the summary just for recommended upgrades (safety). Very often the sellers do not have to do squat but the buyers may want to know what your recommendations are. That is one of several reasons for hiring a HI.

[Bruce A. King]

In NC, we are instructed by the state to not put safety upgrades in the report summary section (realtors are on the HI board in NC) but we do report them in the body of the report. A summary section is required in NC.

[Greg Fretwell]

Brian K seems to have a very good answer. That sums it up

[Michael Larson]

Originally Posted by bking

In NC, we are instructed by the state to not put safety upgrades in the report summary section (realtors are on the HI board in NC) but we do report them in the body of the report. A summary section is required in NC.

You mean the realtors on the board know many buyers will not read anything but the summary?

I put very clear notice on my Summary Page that warns reading the summary is not a substitute for reading the entire report. I'm quite sure many don't read the rest of the report anyway but at least they have been warned and my backside is at least somewhat protected.

[Robin N. Byrd]

I note that GFCI's are missing & a safety recommendation. But certainly not a MANDATORY item that needs done ASAP.
these are noted in the particular areas of the report - kitchen, bath, etc.

[Speedy Petey]

I have a question.
Why is it often considered the responsibility of the seller to "correct" certain things, such as no GFI's in a 40 year old house, when most have no idea there is any issue at all since they have lived in a perfectly code legal house for 40 years?
Isn't this the resopnsibility of the new buyer; to upgrade as they see fit?

I like way Brian, Bart and Doug write these issues up. Seems the most fair.

Quite often though, I see reports that make it seem mandatory that this "extemely unsafe" situation be corrected. That, IMO, gives the buyer a distinct, yet very unfair, bargaining advantage.

[Paul W. Abernathy]

Originally Posted by Speedy Petey

I have a question.
Why is it often considered the responsibility of the seller to "correct" certain things, such as no GFI's in a 40 year old house, when most have no idea there is any issue at all since they have lived in a perfectly code legal house for 40 years?
Isn't this the resopnsibility of the new buyer; to upgrade as they see fit?

I like way Brian, Bart and Doug write these issues up. Seems the most fair.

Quite often though, I see reports that make it seem mandatory that this "extemely unsafe" situation be corrected. That, IMO, gives the buyer a distinct, yet very unfair, bargaining advantage.

Speedy,

Lets look at it this way.....If I am buying a $ 400,000 house and all I request is a $ 12.95 GFCI placed on the counter for MY safety....if thats my concern......and the inspector is bound to inform them that they should be added for safety...not because they are required.....it is part of the safety aspect of their job description.

However...as I stated.....remember the SELLER can choose to not do anything......so in the end no matter what the HI says the Seller has a choice to make...and the buyer has a choice to make depending on the sellers stance........

My opinion...Ben's got a nice statement as Greg stated....works fine for me.......

But I can tell you this...if thats all I want when I buy a $ 400,000 house.......I might ask for it...but wont be a deal breaker for me if the seller says no way......some it might......but again they only cost $ 12.95 each....heck I buy them for $ 7.95 so go figure....lol

[Jae Williams]

I usually explain to the buyer that any such safety upgrade is for their benefit and is not the fault of the seller. However, one may always ask, but be prepared to be turned down.

Some things happen on the seller's watch, and some things don't.

[Brian E. Kelly]

Originally Posted by Speedy Petey

I have a question.
Why is it often considered the responsibility of the seller to "correct" certain things, such as no GFI's in a 40 year old house, when most have no idea there is any issue at all since they have lived in a perfectly code legal house for 40 years?
Isn't this the resopnsibility of the new buyer; to upgrade as they see fit?

I like way Brian, Bart and Doug write these issues up. Seems the most fair.

Quite often though, I see reports that make it seem mandatory that this "extemely unsafe" situation be corrected. That, IMO, gives the buyer a distinct, yet very unfair, bargaining advantage.

Ahhh Speedy Petey, a very common misconception. I just call out reccomendations and do not really care if they are addressed or not, let alone by whom. I am not some nanny state inspector that insists anything be done, except paying me of course.

Buying a house is a negotiation, how people negotiate the purchase of the house using whatever information they may have is up to them. The Realtor is supposed to hold their hand and provide them counsel according to their current market conditions.