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

[Russel Ray]

Originally Posted by Dennis Hodkinson

"Ask for three, hope for two
and you might get one".

I use "Ask for the Universe, hope for Earth, and settle for California." It creates a little better perspective of magnitude.

Russel

[Barry Adair]

Want specific location's adoption dates? One of Norm's many legacies.

RR,

Glad to see you're back fishing instead of sitting on the bank cutting bait.

[Paul W. Abernathy]

Originally Posted by Dennis Hodkinson

I do not know of an electrican that is going to install a GFCI for $12.95.
An I know that you are going to recommend that they be installed by a qualified electrican. I go along the same lines as Brian K and list it
as an Elective Upgrade. When my customers ask if the sellers will install
them I tell them that it is doubtful and then ask them this question.
"If you go out and buy a 55 Chevy, are you going to ask the seller to
install airbags?" But I tell them that they can always ask their agent
because thats why he gets the big buck. "Ask for three, hope for two
and you might get one".

You totally missed the point.....the fact it is an item that costs $12.95......the point is the buyer can install it themselves for that price so it is a no brainer.......it should NOT be a deal stopper is my POINT !

But for you...I will replace it for $12.95...just pay my Flight, Hotel and Buy me a BEER.....ok...slightly more than $12.95...AGREED

[Speedy Petey]

Originally Posted by pabernathy

You totally missed the point.....the fact it is an item that costs $12.95......the point is the buyer can install it themselves for that price so it is a no brainer

This is also another issue I have when H-Is make it seem mandatory that "upgrades" be made.

I have seen, and many times had to replace, work done by homeowners wanting to sell. An "inspector" came in and said these things "had" to be done.
So instead of hiring it out as they should they try their hand at their first electrical project and install GFI devices in every kitchen receptacle because that is "what they we told". On top of that they are usually done wrong.
This is just one examply BTW.

If I were the buyer I would rather see it as a suggested upgrade after the sale. This way I can decide what gets done and how. As opposed to a bandaid fix to satisfy a report.

Again, I really like the way many of you say you write these issues up. It puts it into perspective and does not give a false sense of urgency.
Like I said, far too many folks feel these reports are "official" and the items written up mandatory.

[Paul W. Abernathy]

Speedy,

Now you know very well the Homeowner can change or do anything they wish in their own house....they can even wire their own house without a license if they choose.

The point is....YOU nor the HI can control what the buyer and seller want...they can only suggest......but in the end if the seller puts their own GFCI in....it is a strong statement that many buyers are getting HI's in before it is even listed...then find out what it wrong and then doing it themselves...

Now they have EVER right to try...does not mean it is right and while I would like to protect my profession....fact is in most states the homeowner can do their own work....so it begins to become a moot point.

[Speedy Petey]

Oh, I totally agree they can do whatever they want in their own homes. That is not the issue.
The point was that many folks attempt this with no prior experience and many times leave the situation worse than before. Only now there is a shiny new cover plate and everyone thinks all is well.
I think everyone in the trades has experienced this more than once.

[Joseph Hagarty, CMI]

Speedy,

The lack of GFCI receptacles is a required correction (in many municipalities in this area) in order for the Seller to obtain a CO and/or U&O Permit.

[William J. Decker]

Petey;

Let's clear some stuff up. Hope this is the last time.

Originally Posted by Speedy Petey

This is also another issue I have when H-Is make it seem mandatory that "upgrades" be made.

No home inspector (that I know of and certainly not in this state) can require anything. The good ones make this clear to the client. In any case, it is in the publically available law and the client's lawyer should know. We can only recommend, not require. But some people, no matter how long and hard you tell them, just choose not to listen.

I have seen, and many times had to replace, work done by homeowners wanting to sell. An "inspector" came in and said these things "had" to be done.

Again, different places, different rules. I have never said they "had" to do it, with the exception of when there is a big and active gas leak. Then they 'have' to get out of the house. Or when I take off a dead front and tell them the 'have to' stand back. As to repairs of fixes, we recommend, not require. WHat the client tells the sparky is not my problem. I never 'require'.

So instead of hiring it out as they should they try their hand at their first electrical project and install GFI devices in every kitchen receptacle because that is "what they we told". On top of that they are usually done wrong.
This is just one examply BTW.

I include in every significant call out that the work be done by a 'licensed and insured XXX contractor'. With regards to roofers and plumbers, 'a state licensed and insured (plumber or roofer)', those being the only trades that are state licensed in Illinois. I try to stress that if they hire professionals who are insured (not only GL , but also E&O) they are paying more, but they protect themselves. Quality costs more.


If I were the buyer I would rather see it as a suggested upgrade after the sale. This way I can decide what gets done and how. As opposed to a bandaid fix to satisfy a report.

Not my department. Realtors and lawyers do negotiations, not the HI. I also tell the client what I believe is reasonable. Sometimes, there are 2 or 3 recepticles that are FUBAR, but the client inisists that they want the whole house re-wired before the close. I tell tham that their wishes are unreasonable. I represent them, in both ways.

More likely (at least around here) the Realtor has a favorite 'electrical contractor', (usually their brother-in-law handyman) who comes in and 'fixes' it (usually wrong) and charges the seller $100.oo and installs 2 or 3 GFCIs that later test out as reversed polarity.

I am with you. Have professionals do the work, or provide a written statement, on their letterhead with their license number and insurance cert that it is OK.

Most of the pros, (at least around here) just give a verbal and say thet the HI is crazy. I would think that they, like you, would thank me for the business.

Again, I really like the way many of you say you write these issues up. It puts it into perspective and does not give a false sense of urgency.
Like I said, far too many folks feel these reports are "official" and the items written up mandatory.

I clearly tell the client what the state's SOP requires. But, then again, sparkys in Illinois don;t have state licenses and many (different local AHJs) can get local electrical contractor licenses with no training or testing required. Just proof of GL insurance.

Hope this helps;

[William J. Decker]

Originally Posted by Speedy Petey

Oh, I totally agree they can do whatever they want in their own homes. That is not the issue.
The point was that many folks attempt this with no prior experience and many times leave the situation worse than before. Only now there is a shiny new cover plate and everyone thinks all is well.
I think everyone in the trades has experienced this more than once.

BTW: I include in my report that if any work is done:

1. I come back and include in my inspectos a 'free' (read: higher initial fee) pre-closing walk through to check that the work done is done professionally.
2. State in my report that the client (and their lawyer!!!) require copies of any invoices for the work done (again, with license numbers and insurance certs on the written documents) be obtained before the close of escrow. I recommend, but cannot require that my recommendations be followed.

Guess that clears that up.

[Roy D. Cooke, Sr]

If I write it up as repair or replace it is a serious safety concern .
If I miss it and some one dies you can be sure who they are going after me.
Example some day they are going to put a veranda on the second level . The sliding door is there and it opens to a ten foot drop you can be sure I have written it in my report .
The new people move in have a party and some one goes out and falls I want to try and protect Roy .
If they have not taken my advice to peg the door so it will not open more then 4 inches then too bad for them they where warned strongly.
I have found at least 8 of these and it is simple to fix a wood screw in the frame stops the door at 4 inches .
Roy Cooke

[Speedy Petey]

Originally Posted by wdecker

No home inspector (that I know of and certainly not in this state) can require anything.

William, I think you feel I don't get this and you had to clarify. I do understand.

Many many folks DO feel if it is in a H-I report it is required. That is my main point.

I guess I'll let this go now.
Sorry of you feel I am stirring the pot. I just like to show all sides.

[Joseph Hagarty, CMI]

Peter,

Have you ever hired a Home Inspector to Inspect a Home that you Purchased?

[Paul W. Abernathy]

Ok...speedster....open up your MIND fella..lol....let the HI in big guy....lol.....my unique experience is I have done BOTH for many years...so being able to see BOTH sides is my CURSE !

No matter what a HI says to a Buyer...even if it is the MOST TACTFUL representation in the world.....the BUYER will SPIN it to gain the edge in most all cases.....part of the BEAST......not every time but in most cases.....they always want a DEAL...

A good HI will NOT be an alarmist...yet get the point across and stand firm on it...be tactful in their approach...beyond that....it simply can't be controlled and the moment the HI has to "CODDLE" a report as to NOT cause even the slightest worry....is the day the HI fields a possible lawsuit.

[Speedy Petey]

Originally Posted by jhagarty

Peter,

Have you ever hired a Home Inspector to Inspect a Home that you Purchased?

No, but I deal with their reports quite often.

Why do you ask?