Electrical Inzpections

Where do you start and how far do you go when inspecting the electrical systems in residential and commercial type buildings?

IMO, one of those topics better covered in a classroom discussion …but gives us your take on this.

Great question Joe
Texans are supposed to do this
Texas Administrative Code

TITLE 22EXAMINING BOARDSPART 23TEXAS REAL ESTATE COMMISSIONCHAPTER 535GENERAL PROVISIONSSUBCHAPTER RREAL ESTATE INSPECTORSRULE §535.230Standards of Practice: Inspection Guidelines for Electrical Systems(a) Service entrance and panels. The inspector shall:
(1) inspect service entrance cables and report as in need of repair deficiencies in the integrity of insulation, drip loop, separation of conductors at weatherheads and clearances;
(2) report as in need of repair a drop, weatherhead or mast that is not securely fastened;
(3) report as in need of repair the lack of a grounding electrode conductor in the service where visible, or the lack of secure connection to the grounding electrode or grounding system;
(4) report as in need of repair accessible main or subpanels that are not secured to the structure or appropriate for their location (weather-tight if exposed to weather, appropriate clearances and accessibility), do not have inside covers (dead fronts) in place, do not have conductors protected from the edges of metal panel boxes, do not have trip ties installed on labeled 240 volt circuits, do not have proper fasteners or do not have knockouts filled;
(5) inspect and report as in need of repair deficiencies in the type and condition of the wiring in the panels, in the compatibility of overcurrent protectors for the size of conductor being used and in sizing of listed equipment of overcurrent protection and conductors, when power requirements for listed equipment are readily available and breakers are labeled;
(6) report as in need of repair a panel that is installed in a hazardous location, such as a clothes closet;
(7) report as in need of repair the absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections; and the absence of anti-oxidants on aluminum conductor terminations; and
(8) report as in need of repair the lack of main disconnect(s).
(b) Specific limitations for service entrance and panels. The inspector is not required to do the following:
(1) determine service capacity amperage or voltage or the capacity of the electrical system relative to present or future use;
(2) determine the insurability of the property;
(3) conduct voltage drop calculations; or
(4) determine the accuracy of breaker labeling.
© Branch circuits, connected devices and fixtures. The inspector shall:
(1) report the type of branch circuit wiring;
(2) inspect all accessible receptacles and report as in need of repair a receptacle in which:
(A) power is not present;
(B) polarity is incorrect;
© the unit is not grounded, if applicable;
(D) there is evidence of arcing or excessive heat;
(E) the unit is not secured to the wall;
(F) the cover is not in place; or
(G) ground fault circuit interrupter devices are not properly installed as set forth by the current edition of the National Electric Code, publication 70A of the National Fire Protection Association, or do not operate properly as shown by use of a separate testing device;
(3) operate all accessible wall and appliance switches and report as in need of repair a switch that:
(A) does not operate or is damaged;
(B) displays evidence of arcing or excessive heat; or
© is not fastened securely with cover in place.
(4) inspect installed fixtures including lighting devices and ceiling fans;
(5) report as in need of repair an inoperable or missing fixture;
(6) report as in need of repair deficiencies in exposed wiring, wiring terminations, junctions and junction boxes;
(7) report as in need of repair deficiencies or absences of conduit in appropriate locations or conduit that is not terminated securely;
(8 ) report as in need of repair appliances and electrical gutters that do not have proper bonding;
(9) report as in need of repair subpanels that are not properly bonded and grounded;
(10) report as in need of repair the lack of disconnects in appropriate locations;
(11) inspect (if branch circuit aluminum wiring is discovered in the main or subpanels) a random sampling of accessible receptacles and switches and report as in need of repair the absence of appropriate connections, such as copper/aluminum approved devices, pig-tailed connections or crimp connections;
(12) report as in need of repair the improper use of extension cords; and
(13) report as in need of repair the absence of, or deficiencies in, the installation and operation of smoke or fire detectors not connected to a central alarm system.
**Source Note: **The provisions of this §535.230 adopted to be effective September 1, 2000, 25 TexReg 3260

Below are the NEW proposed Standards. I’d appreciate any comments you have in regards to either.

§535.229. Standards of Practice: Minimum
Inspection Requirements for Electrical Systems.
(a) Service entrance and panels. The inspector shall
report as Deficient:
(1) a drop, weatherhead, or mast that is not
securely fastened to the structure;
(2) the lack of a grounding electrode system;
(3) the lack of a grounding electrode conductor;
(4) the lack of a secure connection to the
grounding electrode system;
(5) deficiencies in the insulation of the service
entrance conductors, drip loop, separation of
conductors at weatherheads, and clearances;
(6) electrical cabinets, gutters, meter cans, and
panel boards that:
(A) are not secured to the structure;
(B) are not appropriate for their location;
© have deficiencies in clearances and
accessibility;
(D) are missing knockouts; or
(E) are not bonded and grounded;
(7) cabinets, disconnects, cutout boxes, and panel
boards that do not have dead fronts secured in place
with proper fasteners;
(8 ) conductors not protected from the edges of
electrical cabinets, gutters, or cutout boxes;
(9) trip ties not installed on 240 volt circuits;
(10) deficiencies in the type and condition of the
wiring in the cutout boxes, cabinets, or gutters;
(11) deficiencies in the compatibility of
overcurrent devices and conductors;
(12) deficiencies in the overcurrent device and
circuit for labeled and listed 240 volt appliances;
(13) a panel that is installed in a hazardous
location, such as a clothes closet, a bathroom, where
there are corrosive or easily ignitable materials, or
where the panel is exposed to physical damage;
(14) the absence of appropriate connections, such
as copper/aluminum-approved devices;
(15) the absence of anti-oxidants on aluminum
conductor terminations;
(16) the lack of a main disconnecting means;
(17) the lack of arc-fault circuit interrupting
devices serving family rooms, dining rooms, living
rooms, parlors, libraries, dens, bedrooms, sunrooms,
recreations rooms, closets, hallways, or similar rooms
or areas; and
(18) failure of operation of installed arc-fault
circuit interrupter devices.
(b) Specific limitations for service entrance and
panels. The inspector is not required to:
(1) determine present or future sufficiency of
service capacity amperage, voltage, or the capacity of
the electrical system;
(2) test arc-fault circuit interrupter devices when
the property is occupied or damage to personal
property may result, in the inspector’s reasonable
judgment;
(3) report the lack of arc-fault circuit interrupter
protection when the circuits are in conduit;
(4) conduct voltage drop calculations;
(5) determine the accuracy of overcurrent device
labeling;
(6) remove covers where hazardous as judged by
the inspector;
(7) verify the effectiveness of overcurrent devices;
or
(8 ) operate overcurrent devices.
© Branch circuits, connected devices, and fixtures.
The inspector shall:
(1) report the type of branch circuit conductors;
(2) manually test the accessible smoke alarms by
use of the manufacturer’s approved test or by the use
of canned smoke; and
(3) report as Deficient:
(A) the lack of ground-fault circuit interrupter
protection in all:
(i) bathroom receptacles;
(ii) garage receptacles;
(iii) outdoor receptacles;
(iv) crawl space receptacles;
(v) unfinished basement receptacles;
(vi) kitchen countertop receptacles; and
(vii) laundry, utility, and wet bar sink
receptacles located within 6 feet of the outside edge of
a laundry, utility, or wet bar sink; and
(B) the failure of operation of ground-fault
circuit interrupter protection devices;
© receptacles that:
(i) are damaged;
(ii) are inoperative;
(iii) have incorrect polarity;
(iv) are not grounded, if applicable;
(v) display evidence of arcing or excessive
heat;
(vi) are not securely mounted; or
(vii) have missing or damaged covers;
(D) switches that:
(i) are damaged;
(ii) are inoperative;
(iii) display evidence of arcing or excessive
heat;
(iv) are not securely mounted; or
(v) have missing or damaged covers;
(E) deficiencies in or absences of conduit, where
applicable;
(F) appliances and metal pipes that are not
bonded or grounded;
(G) deficiencies in wiring, wiring terminations,
junctions, junction boxes, and fixtures;
(H) the lack of equipment disconnects;
(I) the absence of appropriate connections, such
as copper/aluminum approved devices, if branch
circuit aluminum conductors are discovered in the
main or sub-panel based on a random sampling of
accessible receptacles and switches;
(J) improper use of extension cords;
(K) deficiencies in smoke alarms that are not
connected to a central alarm system; and
(L) the lack of smoke alarms:
(i) in each sleeping room;
(ii) outside each separate sleeping area in the
immediate vicinity of the sleeping rooms; and
(iii) on each additional story of the dwelling,
including basements but excluding crawl spaces and
uninhabitable attics (in dwellings with split levels and
without an intervening door between the levels, a
smoke alarm installed on the upper level and the
adjacent lower level shall suffice provided that the
lower level is less than one full story below the upper
level).
(d) Specific limitations for branch circuits,
connected devices, and fixtures. The inspector is not
required to:
(1) inspect low voltage wiring;
(2) disassemble mechanical appliances;
(3) verify the effectiveness of smoke alarms;
(4) verify interconnectivity of smoke alarms
(5) activate smoke alarms that are being actively
monitored or require theuse of codes; or
(6) verify that smoke alarms are suitable for the
hearing-impaired.

Barry

Your reply covers many areas, some of which are not in the SOP here.

The Texas changes include more excellent additions. Here in MA we also have a SOP that covers similar requirements. Brian is correct, a discussion during a class would be the best way to go.

I will keep this in mind when I present my 3 hour summary of the electrical changes in the MA and HI code and SOP next week in Randolph, MA at the Tiger Home Inspection Seminar.

Maybe Dave Valley can record the session for me since he will attend.

Joe,
Here’s the link to the proposed SOP per your request you’ll have to scroll for the elec sections I posted

Thank you. From the looks of it the electrical inspection may take more time than usual.

Do you feel that some may be unfamiliar with certain parts of the electrical inspection?

Would a SME be considered?

Joe,

I’ll definitely be there next Thursday (the 17th) at 5:00 PM. I do own a camcorder and a tripod, and I can record your Electrical course, if you’d like.

Email me…

Thanks Dave, here’s the actual date and time:

[FONT=Arial Black][size=6]Thursday September 18th, 2008
[/size][/FONT]
[size=5]5:00 - 9:30 PM[/size]
[FONT=Abadi MT Condensed Light,QuickType Condensed][size=5]Presentation by Joe Tedesco
[/size][/FONT][FONT=Abadi MT Condensed Light,QuickType Condensed][size=4]of Tedesco Electrical Code Consultants, Inc.
[/size][/FONT]Buffet Dinner Included
**LOCATION: **
Lantana
43 Scanlon Drive
Randolph, MA 02368
781-961-4660

See ya, then.

The more I see from Texas, the more impressed I am…this originally started in 1985-6 when I was looking around and wondering when this field would get licensed here…so 23 years later still not licensed!!!
SAD!! SAD!! SAD!!

A good set of guidelines down there…I go a bit further on a few items:

  • Check that required interconnected smoke alarms are such
  • Check kitchen recepts as to being split (old style) or 20 amp (new style here) and where necessary, recommend upgrading to get more power into today’s kitchen…and of course, the GFCI rec for recepts within 5’ (our distance) of kitchen sinks
  • check 14-3 circuits (120 V feeders with shared neutral) for proper phase on each hot leg (total neutral amperage is subtractive) and not both on same phase (total neutral amperage is additive…not good)
  • in older houses, look at # of recepts for rooms and recommend more when it appears that new owner may need to use extension cords

Sept. 15-
-and do the occasional load calculation when necessary…just finished one for a unit in an 3 unit apartment building I inspected yesterday PM