A/C power supply

[bdoles2]

Originally Posted by acox

I have always assumed there is supposed to be a disconnect within reach of the outdoor unit, as a safety issue. On this house I inspected yesterday, there isn't one, it is hard-wired into the home, and the only breaker is the one inside the panel.
This is the first time I've come across this. Isn't there a requirement for this to have a disconnect close-by? And as this buyer will be financing with FHA, would this be something the FHA inspector would call out? Thanks.

Maybe I just can't see it, but where's the copper on this?

[Jeffrey R. Pope]

Originally Posted by bdoles2

To help educate me, what makes this so obvious in the picture?

It's a relatively modern appliance. Probably from the 90's, I would guess. . .

[bdoles2]

Originally Posted by jpope

It's a relatively modern appliance. Probably from the 90's, I would guess. . .

Ahh, yes!

[Andrew Cox]

This house was built in late 2006 - barely 2 years old. Initially, I just expected to see the d/c inside the main disconnect, which is within 10 feet, but it wasn't there. So, the only way to break the circuit for this unit is to walk inside the garage and flip the breaker there.
Code or not, I called it a safety issue. Even so, as I read it, IRC requires the disconnect be installed "within sight from unit". My client intends to get it fixed. The main question is if it has to be done before the FHA inspector is scheduled. Would he call this out as an issue affecting FHA loan approval? This is a bank-owned property and she has only a few days to get it done.

[Charley L. Bottger]

It has been a code issue and a safety issue since mobey dick was a minnow I just recently called out two one with metal conduit out of a crawl space hard piped to the unit no disconnect within view and one with a disconnect that did not disconnect power to the unit it was faulty. I was having burner roll out problems on a Gas Pac unit and reached up to turn the disconnect off and whala it just kept on running belching flames everywhere </IMG>

[dmcauley]

Maybe I'm not seeing something here. Why would your client have to have it repaired or brought to current standards? She does not own the property yet. Shouldn't the present owner pay? I know a bank owns it, but putting the responsibility of repair on an individual who does not own the proeprty is a new one to me.

[Jeffrey R. Pope]

Many FHA lenders are requiring certain items to be addressed before they will fund on a property. Generally, their "inspection" is usually done by their appraiser, who is required to indicate obvious-safety related issues or major defects such as a deteriorated roof.

Often they will request a copy of the actual inspection report, and will generate a list of items that must be addressed prior to funding.

I've done many, many inspections for FHA buyers. Trust me when I tell you, the FHA "inspector" is very unlikely to even notice the missing disconnect.

[Charley L. Bottger]

Originally Posted by jpope

Many FHA lenders are requiring certain items to be addressed before they will fund on a property. Generally, their "inspection" is usually done by their appraiser, who is required to indicate obvious-safety related issues or major defects such as a deteriorated roof.

Often they will request a copy of the actual inspection report, and will generate a list of items that must be addressed prior to funding.

I've done many, many inspections for FHA buyers. Trust me when I tell you, the FHA "inspector" is very unlikely to even notice the missing disconnect.

Ditto what Jeff stated and I might add a seller does not have to agree to sell FHA there is a box on the listing papers that the seller must check at the time of listing as to how they will except payment FHA, VA, conventional. I also do a lot of inspections for buyers that have purchased the property in a as in condition because the seller lower the price knowing there were problems

[Charley L. Bottger]

Originally Posted by dmcauley

Maybe I'm not seeing something here. Why would your client have to have it repaired or brought to current standards? She does not own the property yet. Shouldn't the present owner pay? I know a bank owns it, but putting the responsibility of repair on an individual who does not own the proeprty is a new one to me.

Wrote in the contract selling as is very common for seller to do this.

[Greg Veal]

All the conversation/speculation won't change the fact that NEC and the Equip. Mfg. either requires or recommends line of sight/access by the service provider to a disconnect (fused or non-fused type).
Charles, I can't believe McDonough (Henry Co. ??) would let the Electrical Contr. for that Bldg. Contr. get away with this type of installation. I thought we were better than that.