ESA Inspection contents

[Roy D. Cooke, Sr]

Originally Posted by bjones1

According to the ESA inspector in my area, as of Jan 01, 07, frig has to be on dedicated circuit. A split was not reccommended, nothing else on the circuit, just the fridge.

Is it our place to know this I do not do code inspections.
Safety yes ,Condition yes .



.......... Cookie

[Claude Lawrenson]

Irregardless, it is still good to know. It also is good to know about a lot of things that can make an inspector potentially look incompetent, or possibly attract a complaint or ergo lawsuit. Often inspectors offer comments regarding electrical issues that "may" cause hardships for the client. Or possibly the fact that the receptacle for the refrigerator has been around for some time now - albeit maybe not strictly enforced.

As issues like this are brought forward, it adds more information to our skill sets. We have a responsibility to continue in our quest for knowledge of providing a top quality inspection, based on sound information and changes that are being demanded by other "experts" in the inspection field.

Often inspectors shy away from code - but at the same time we use the base of code to define what determines a defect. We also use other standards as well, such as property standards, and or acceptance levels based on sound construction practice.

I am constantly updating my knowledge on code issues. As a designer it is the guide for construction of buildings - be it a home or other larger building structure.

I am not stating that we need to quote code per-se; I am simply noting that many decision made by the home inspector with respect to deficiencies - likely is based on reference to code.

That is why many associations, as well a training providers include code related training as a pre-requisite in their inspection programs.

[Roy D. Cooke, Sr]

Originally Posted by clawrenson

Irregardless, it is still good to know. It also is good to know about a lot of things that can make an inspector potentially look incompetent, or possibly attract a complaint or ergo lawsuit. Often inspectors offer comments regarding electrical issues that "may" cause hardships for the client. Or possibly the fact that the receptacle for the refrigerator has been around for some time now - albeit maybe not strictly enforced.

As issues like this are brought forward, it adds more information to our skill sets. We have a responsibility to continue in our quest for knowledge of providing a top quality inspection, based on sound information and changes that are being demanded by other "experts" in the inspection field.

Often inspectors shy away from code - but at the same time we use the base of code to define what determines a defect. We also use other standards as well, such as property standards, and or acceptance levels based on sound construction practice.

I am constantly updating my knowledge on code issues. As a designer it is the guide for construction of buildings - be it a home or other larger building structure.

I am not stating that we need to quote code per-se; I am simply noting that many decision made by the home inspector with respect to deficiencies - likely is based on reference to code.

That is why many associations, as well a training providers include code related training as a pre-requisite in their inspection programs.

Yes but where do we draw the line the building code is about three inches thick with lots of different codes in it.
Then the gas code and Electric and many more .......... Cookie

[Brian A. MacNeish]

Originally Posted by rcooke

Is it our place to know this I do not do code inspections.
Safety yes ,Condition yes .

.......... Cookie

The mandate of our codes is minimums for public health and safety. So, I believe we should be doing more than property condition or mainly structural reports (as one company claims but only after you get the report) that may gloss over older wiring practices (and heating also- the more dangerous systems). Is it OK to only say "All lights and receptacles were working"??

I try to give my client, in a general way, (and sometimes with many examples) an idea of how close to current electrical code is their prospective house. I have write in sections or check boxes for kitchen counter receptacles (split, 20 amp T slot, GFCI), other GFCI's-(bath/washrooms, jet tubs, outdoor recepts), AFCI's, extension cords in use, 3 way light switching at stairs, and on. And yes I have the code books!!!

How can anyone do a PDI without knowing the codes?? What can you tell your clients about a new house without having code knowledge and good installation practices?

Just last week, I inspected a 10 month old house and found a situation you usually don't find here- a jet tub not on a dedicated circuit with GFCI protection but on a combined circuit with, and protected by, the vanity basin GFCI receptacle. Remembered something from 2006 CEC.......checked my pocket reference book which wasn't fully clear on the issue but it looked like it was alright. It still recommended that the tub be on separate circuit but this was not the case I was looking at.

I then checked with 2 licensed ,practicing electricians, one of which was an inspector just 4 years ago; both said you needed a dedicated circuit. Still felt what I found was correct. Then called the Chief Electrical Inspector's office and got his assistant who said it was correct. If I hadn't had code knowledge, I would have called it wrong. This was the first time in 23 years that I found a tub that was not on a dedicated circuit. The local electricians were actually going beyond code for many years!

On a new $300,000 house last year, I found 6 code violations in electrical, plumbing and ventilation after the house had been issued its "Occupancy Permit" by the municpality. I don't know what I would could've found if I could open up the walls.

So what do we do in PDI's?

[Roy D. Cooke, Sr]

How can you expect the electrical Inspector to find these things when they do not even open the electrical panel .
You as a home inspector are not to open the electrical panel either .
You as a home inspector are not allowed to walk the roof unless you have taken the course and wear a properly fastened harness.
Most new homes never even see an electrical inspector the electrician is the one who inspects his own work.
Why would we epect them to not be perfect.

Cookie

[Claude Lawrenson]

Thanks Brian - you opened up that can of worms - PDI. You hit the nail right on the head. If the home inspector does not know code and understand the differences in the referenced performance guidelines of the province - I wish the client and the builder good luck!

Heck - anyone can do a PDI - seriously though - not really. It is not a typical home inspection, like some tend to believe - hence the need for further education and training. That is a good reason why the PDI's have stumbled.

There are other reasons - but another one - can you say builders influence? One only look at the code and compare the minimum construction standard to the home builders "performance guidelines", and can we say "gaping holes" of difference between the two. I hope you get the picture.....

And don't forget when you hear those magic words - but the home meets and has the final inspection and approval by the local (AHJ) bubba.....etc. Makes me want to pull out the code book and read the riot act.

[Brian A. MacNeish]

Originally Posted by clawrenson

Heck - anyone can do a PDI - seriously though - not really. It is not a typical home inspection, like some tend to believe - hence the need for further education and training. That is a good reason why the PDI's have stumbled.

I take 3.5 -5 hours to do a PDI on a 2,500 - 3,000 sq ft house.....and there's no furniture in it!!!!

[rwand1]

I stay away from PDI's but have been retained in the past by clients who were taken advantage of by their builder. The municipal inspectors also dropped the ball and did not enforce the requirements of the building code. Subsequently most of the builders screws ups were corrected by a new contractor. It was interesting because when the new contractor started opening up walls it reveal a disaster from framing, to electrical to plumbing!

It is not all that uncommon to inspect electrical panels that supposedly have been installed by an ESA approved electrician or houses that have had ESA inspections that failed to turn up improper wiring practices. You have to ask yourself if these ESA inspectors actually have ever taken the panel cover off. If insurers are asking for the moon would it not be beholden to the ESA to make sure they are upholding their end of their requirements?