InterNACHI


Go Back   InterNACHI Inspection Forum > Specific Inspection Topics > Electrical Inspections

Notices

Electrical Inspections Contains discussions about electrical systems. This includes receptacles, panels, wiring, etc.

 
Reply
 
LinkBack Thread Tools
  #1  
Old 10/20/09, 12:54 AM
David Nasser's Avatar
David Nasser David Nasser is offline
InterNACHI Member
 
Join Date: Mar 2006
Location: Moreno Valley, CA
Posts: 771
Default Exposed romex in garage below 7 feet. (help)

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.



Reply With Quote
Find an InterNACHI certified Maine Home Inspector (and anywhere else in North America)
  #2  
Old 10/20/09, 12:59 AM
Dale Duffy's Avatar
Dale Duffy Dale Duffy is offline
InterNACHI Member
 
Join Date: Oct 2005
Location: Scottsdale, AZ
Posts: 8,261
Default Re: Exposed romex in garage below 7 feet. (help)

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.
Reply With Quote
  #3  
Old 10/20/09, 1:04 AM
Joe Funderburk, CMI's Avatar
Joe Funderburk, CMI Joe Funderburk, CMI is offline
InterNACHI Member
 
Join Date: Dec 2005
Location: Hickory Grove, SC
Posts: 8,342
Send a message via Yahoo to jfunderburk
Default Re: Exposed romex in garage below 7 feet. (help)

I put it in the Summary. But I don't distinguish between that and a missing drain stop. (I don't use red.)



“The things that will destroy America are peace at any price,
prosperity at any cost, safety first instead of duty first,
the love of soft living, and the get-rich-quick theory of life.”
Theodore Roosevelt


Joe Funderburk, CMI
Alpha & Omega Home Inspections, LLC
Inspecting Upstate SC & Charlotte Metro, NC
NACHI ID: NACHI05120170
www.aohomeinspection.com


Reply With Quote
  #4  
Old 10/20/09, 1:38 AM
Brian E. Kelly's Avatar
Brian E. Kelly Brian E. Kelly is offline
InterNACHI Member
 
Join Date: Oct 2004
Location: Phoenix, AZ
Posts: 15,973
Default Re: Exposed romex in garage below 7 feet. (help)

I would point it out also.
Reply With Quote
  #5  
Old 10/20/09, 1:45 AM
Dale Duffy's Avatar
Dale Duffy Dale Duffy is offline
InterNACHI Member
 
Join Date: Oct 2005
Location: Scottsdale, AZ
Posts: 8,261
Default Re: Exposed romex in garage below 7 feet. (help)

Quote:
Originally Posted by bkelly2 View Post
I would point it out also.
Especially where a young chap with a Pocket Knife could be a little adventurous---better safe than sorry indeed.
Reply With Quote
  #6  
Old 10/20/09, 2:28 AM
Billy Boerner's Avatar
Billy Boerner Billy Boerner is offline
InterNACHI Member
 
Join Date: Jun 2008
Location: St. Louis, MO
Posts: 7,489
Send a message via Yahoo to bboerner
Default Re: Exposed romex in garage below 7 feet. (help)

All defects goes in my summary.



Bill Boerner
STL Home Inspection Services LLC
Serving St. Louis/Surrounding
(314) 805-2137
office@stlhomeinspector.com
http://www.stlhomeinspector.com
Residential, Commercial, Radon, Termite, Lateral Sewer Scopes
Reply With Quote
  #7  
Old 10/20/09, 8:45 AM
Gary Bottomley's Avatar
Gary Bottomley Gary Bottomley is offline
InterNACHI Member
 
Join Date: May 2009
Location: Cadillac, Michigan
Posts: 40
Default Re: Exposed romex in garage below 7 feet. (help)

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
Reply With Quote
  #8  
Old 10/20/09, 12:20 PM
Jeffrey R. Pope's Avatar
Jeffrey R. Pope Jeffrey R. Pope is offline
InterNACHI Member
 
Join Date: Aug 2003
Location: Santa Clarita, CA
Posts: 8,047
Default Re: Exposed romex in garage below 7 feet. (help)

Quote:
Originally Posted by gbottomley View Post
Is the concern for a violation of the NEC
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 Pope
JPI Home Inspection Service
Santa Clarita CA
(661) 212-0738
Santa Clarita Home Inspection
http://www.MyInspector.net


Reply With Quote
  #9  
Old 10/20/09, 12:23 PM
Jeffrey R. Jonas's Avatar
Jeffrey R. Jonas Jeffrey R. Jonas is offline
InterNACHI Member
 
Join Date: Feb 2007
Location: Owatonna, MN
Posts: 12,172
Default Re: Exposed romex in garage below 7 feet. (help)

Other than the Romex not being fastened properly within 12" of the jbox, I have no issue with it (in a garage).
Reply With Quote
  #10  
Old 10/20/09, 3:31 PM
David P. OKeefe's Avatar
David P. OKeefe David P. OKeefe is offline
InterNACHI Member
 
Join Date: May 2008
Location: Delmar,, NY
Posts: 974
Default Re: Exposed romex in garage below 7 feet. (help)

In a finished garage, if the romex was run on the outside of the drywall, would it then be a concern?
Attached Thumbnails
exposed-romex-garage-below-7-feet-help-153-400.jpg  



David

InterNACHI #08051301
NYS Lic. #16000038229
NYS DEC Cert # T4865884
518-505-8305
HouseAbout Home Inspections
HouseAbout on Facebook
NY Capital Region Chapter InterNACHI


Reply With Quote
  #11  
Old 10/20/09, 3:36 PM
James F. McKee's Avatar
James F. McKee James F. McKee is offline
InterNACHI Member
 
Join Date: Feb 2007
Location: Amherst, Oh
Posts: 5,564
Default Re: Exposed romex in garage below 7 feet. (help)

inside the wall cavity i have no issues with it....on the surface of drywall , that's a different story



Classic Home inspections

Jim Mckee
Amherst, Ohio

www.amhersthomeinspector.com
Reply With Quote
  #12  
Old 10/20/09, 3:36 PM
Jeffrey R. Jonas's Avatar
Jeffrey R. Jonas Jeffrey R. Jonas is offline
InterNACHI Member
 
Join Date: Feb 2007
Location: Owatonna, MN
Posts: 12,172
Default Re: Exposed romex in garage below 7 feet. (help)

Quote:
Originally Posted by dokeefe View Post
In a finished garage, if the romex was run on the outside of the drywall, would it then be a concern?
Yes, then considered unprotected.
Reply With Quote
  #13  
Old 10/20/09, 10:40 PM
David P. OKeefe's Avatar
David P. OKeefe David P. OKeefe is offline
InterNACHI Member
 
Join Date: May 2008
Location: Delmar,, NY
Posts: 974
Default Re: Exposed romex in garage below 7 feet. (help)

Thank you.



David

InterNACHI #08051301
NYS Lic. #16000038229
NYS DEC Cert # T4865884
518-505-8305
HouseAbout Home Inspections
HouseAbout on Facebook
NY Capital Region Chapter InterNACHI


Reply With Quote
Find an InterNACHI certified Maine Home Inspector (and anywhere else in North America)
  #14  
Old 10/20/09, 11:18 PM
Gary Bottomley's Avatar
Gary Bottomley Gary Bottomley is offline
InterNACHI Member
 
Join Date: May 2009
Location: Cadillac, Michigan
Posts: 40
Default Re: Exposed romex in garage below 7 feet. (help)

Quote:
Originally Posted by jpope View Post
I'd like to know what the concern is as well. . .

Refer to NEC Sections 334.10B and 334.12
Following is a similar question and one of the better responses found in the following Message Board: ICC Bulletin Board » Code Chat » Electrical Codes » NM-B cable exposed in garage:

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
Reply With Quote
  #15  
Old 10/20/09, 11:21 PM
Dale Duffy's Avatar
Dale Duffy Dale Duffy is offline
InterNACHI Member
 
Join Date: Oct 2005
Location: Scottsdale, AZ
Posts: 8,261
Default Re: Exposed romex in garage below 7 feet. (help)

I agree with Paul's answer as well Gary...!!

Better safe than sorry.
Reply With Quote
Reply

Thread Tools

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are On
Pingbacks are On
Refbacks are On


Similar Threads
Thread Thread Starter Forum Replies Last Post
Help. What is the correct way to report a breaker that is too big. gromicko Electrical Inspections 77 5/10/12 6:13 PM
Attached Garage Fire Containment. Please proof this new inspection article. gromicko General Inspection Discussion 38 8/12/09 6:55 PM
Garage door inspection procedure bgromicko General Inspection Discussion 5 8/7/09 12:47 PM
Exposed Romex bpaull Electrical Inspections 9 7/5/07 10:12 AM
Massachusetts Board of Registration of Home Inspectors jtedesco1 Legislation, Licensing & Legal Issues for Inspectors 0 2/14/06 3:38 AM


All times are GMT -4. The time now is 3:31 AM.


Popular Sections

:

All Sections

Inspection News

InterNACHI Membership

Inspection Standards

Inspection Education

InterNACHI Inspectors

Inspection Links

 

 

 

NACHI.ORG Statistics

 

 

no new posts