International Association of Certified Home Inspectors
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| Electrical Contains discussions about electrical systems. This includes outlets, panels, wiring, et cetera. |
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#1
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Detached garage.....outlets test correct wiring, light switches work.
Should the exposed wiring be noted as a serious correction needing an immediate correction? ( highlighted red in the summary) Or just noted in the body of the report.
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#2
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I would recommend they have a Electrician fasten the Romex properly and protect it, but I wouldn't make a big deal out of it.
Dale Duffy 602.402.5305 Inspect Arizona Companies, Inc. Phoenix Home Inspectors, Inc. Your Leaking House-- Your Leaking House Message Board InterNACHI 2007 U.S.A Member of the Year |
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#3
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I put it in the Summary. But I don't distinguish between that and a missing drain stop. (I don't use red.)
Joe Funderburk, CMI Alpha & Omega Home Inspections, LLC Inspecting Upstate SC & Charlotte Metro, NC NACHI ID: NACHI05120170 www.aohomeinspection.com |
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#4
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I would point it out also.
"Never ever threaten anyone in Camoflage" Tim Wilson "Not everyone follows the same path" Governor Sanford, musings on the Appalachian Trail
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#5
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Especially where a young chap with a Pocket Knife could be a little adventurous---better safe than sorry indeed.
Dale Duffy 602.402.5305 Inspect Arizona Companies, Inc. Phoenix Home Inspectors, Inc. Your Leaking House-- Your Leaking House Message Board InterNACHI 2007 U.S.A Member of the Year |
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#6
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All defects goes in my summary.
Bill Boerner St. Louis,MO - Professional Home Inspector STLhomeinspector.com All of metro St. Louis including all surrounding Areas Customer Testimonials Home Inspector Pro Software - A Professionals choice in software.
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#7
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Is the concern for a violation of the NEC (if so, does anyone know the section?), local code, or is it just a possible problem for damage?
Gary Bottomley Northwest Michigan Home Inspection Services |
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#8
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I'd like to know what the concern is as well. . .
Refer to NEC Sections 334.10B and 334.12 IF YOUR INSPECTOR IS NOT USING THERMAL IMAGING, YOU'RE NOT GETTING THE WHOLE PICTURE ℠ Jeff PopeJPI Home Inspection Service Santa Clarita CA (661) 212-0738 Santa Clarita Home Inspection http://www.MyInspector.net |
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#9
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Other than the Romex not being fastened properly within 12" of the jbox, I have no issue with it (in a garage).
"You cannot depend on your eyes when your imagination is out of focus"...Mark Twain Jeffrey R. Jonas Critical Eye Property Inspections JRJ Consultants Owatonna, Minnesota NACHI07013103 IAC2-01-1567 |
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#10
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In a finished garage, if the romex was run on the outside of the drywall, would it then be a concern?
David INACHI #08051301 NYS Lic. #16000038229 NYS DEC Cert#T4865884 www.houseabouthomeinspections.com |
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#11
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inside the wall cavity i have no issues with it....on the surface of drywall , that's a different story
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#12
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Yes, then considered unprotected.
"You cannot depend on your eyes when your imagination is out of focus"...Mark Twain Jeffrey R. Jonas Critical Eye Property Inspections JRJ Consultants Owatonna, Minnesota NACHI07013103 IAC2-01-1567 |
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#13
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Thank you.
David INACHI #08051301 NYS Lic. #16000038229 NYS DEC Cert#T4865884 www.houseabouthomeinspections.com |
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#14
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Quote:
LPElectric Contributor In the Residential Code of NYS, at Table E3701.4 column #8 "NM" and row #15 indicate that NM run exposed and subject to physical damage is not permitted. This seems to indicate that wiring a residential auto garage with "romex" in the open stud-bays would not be permitted since the wiring could be deemed "subject to physical damage". In the 2002 NEC, if I enter the code at 334.10 Uses Permitted, I note that NM is permitted in one family dwellings. Assuming the garage is attached, it is made a part of the dwelling. 334.10(A) permits NM for dry, exposed locations. 334.15 indicates that exposed wiring shall closely follow the surface of the building finish or of running boards. 334.15(B) indicates that cable shall be protected from physical damage where necessary. Keeping that in mind, here are the questions: 1) Is romex run through bored holes in open studding at waist level within the garage subect to physical damage? if so, 2) Is it necessary to enclose the wiring within a sheathing such as 1/2 gypsum board to protect this wiring method from physical abuse? Thanks in advance for any interpretation you may offer. Response from: The Electrical Guru Contributor I don't believe the NEC is vague on this. To both answers I would say Yes. Yes, it is subject to physical damage in the nature of the question asked. Yes, Putting it behind Gypsum would make it not exposed and would meet the NEC. 90.4 gives us the inspector alot of levy in regards to interp. but we have to be understanding in the application. If they ran NM Cable up lets say 8' above the floor and it was exposed and in my interp. not subject to unintential physical damage then I would be fine with it. The quick answer here is we Can't Fix Stupid or Stupid Proof everything for the consumer but we can help protect the obvious. -------------------- Paul W. Abernathy NEC Consultant/Lecturer/Author CEU Provider - Virginia ICC/IAEI Plans Examiner/Inspector www.TheElectricalGuru.com * Mike Holt Video Team Member So, it sounds to me that this is a gray area that is subject to interpretation as to what could be subject to damage. I don't see it as a code violation but should be noted as something that could be addressed by the buyer after the sale. Gary Bottomley Northwest Michigan Home Inspection Services |
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#15
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I agree with Paul's answer as well Gary...!!
Better safe than sorry. Dale Duffy 602.402.5305 Inspect Arizona Companies, Inc. Phoenix Home Inspectors, Inc. Your Leaking House-- Your Leaking House Message Board InterNACHI 2007 U.S.A Member of the Year |
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