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As a licensed home inspector for the State of Tennessee and an ASHI certified home inspector, I am continually in and out of properties almost daily; some new - some old. Generally, it is the older properties that I find really fascinating.

I entered the master bath of an ‘80’s style ranch and flipped the light switch on as I entered the room. The dark room instantly became aglow in a brilliant light that momentarily hurt my eyes. Then I noticed the intense heat. There must have been a minimum of 25 - 60 watt bulbs surrounding a 48×48 mirror.

I understand that some women like to have a lot of light while putting on their make-up, but goodness, the heat coming from that area was enough to melt your mascara not to mention the sunburn that you could get in the meantime! Maybe this was the forerunner to the tanning bed!

While checking the outlets for polarity and GFCI functionality, I could not help but notice the placement of one of the outlets in relationship to the tanning array. Most properties have a plethora of hair dryers, curling irons and other things that the fairer sex uses to enhance their beauty. Nevertheless; the insulation on appliances and light bulbs are not a good mix and can have disastrous results especially around water. I suggested putting a blank socket plug here.

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Up sizing might be good when ordering fries or a drink at your local burger joint, but not so for electrical wiring. While doing an inspection in the Brentwood area, I noticed that the home
owner had just put in a new gas heating system and had the old electric system removed. Here in Tennessee, HVAC contractors are required to pass the electrical codes examination in order to be a licensed mechanical contractor. When I opened the panel I was aghast. The mechanical contractor landed the power lead for the new system on the old system’s 100 amp breaker. What is wrong here is that the wire is only rated for a maximum of 20 amps. In the event of an overload in the circuit, can we spell “TOASTER”?

This posting and the contents written here are the intellectual property of Michael Thornton an ASHI Certified inspector with Complete Home Inspections, Inc. providing home inspections for Nashville, Brentwood and the Middle Tennessee area. The views and opinions expressed are just that - views and opinions of Michael Thornton and those who comment. View other posts that I have in ActiveRain Real Estate Network, which is a social for real estate professionals. Other posts are submitted to Blogger and Real Estate 411. Information is provided with the intent of educating and assisting home owners, home sellers, home buyers and real estate investors with information they can use to make better real estate decisions.   

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It is not uncommon for older properties to have wiring inconsistencies due to the age and experience of the property. The attached slide show demonstrates some of these common problems encountered in this 1949 ranch style property, and the easy solutions.

Under Sized Tap off Main - While it appears as if the original fused panel had been upgraded at one time, it is not uncommon for more the need of more circuits to be added. As this property had been built before the age of modern heating and cooling products, the electric panel was appropriately sized. When the electric heat pump had been added there was not enough room in the main panel so a jumper off the bottom of the main was added to power the sub panel for the HVAC unit. The danger here is that the under sized wiring cannot handle the 200 amps coming off the bottom of the main and poses a potential fire hazard. This needs to be corrected by a licensed electrician.

Missing Wire Clamps - Several of the wires going through the panel box are not properly secured to the panel via wire clamps. All wiring that penetrates the panel needs to be properly secured to eliminate chafing of the insulation and potential arcing. This is an easy repair for a licensed electrician. 

Double Tapping - Although double tapping of breakers is allowed, the restriction governing this is that the breaker must be designed for this purpose. Older breakers such as the ones pictured are not. The easiest repair for this situation would be for a licensed electrician to either install split breakers or to install a breaker designed for double tapping.

Junction Box Extension - The junction box pictured has exposed wiring which is a potential shock hazard for probing fingers or foreign objects to enter. Also, it is installed in an exterior location which is prone to dampness. As we all know, life happens. The easiest repair for this situation is for a licensed electrician to install a weatherproof junction box extension here and properly secure the conduit for the branch circuit.

This posting and the contents written here are the intellectual property of Michael Thornton an ASHI Certified inspector with Complete Home Inspections, Inc. providing Nashville home inspections, Brentwood home inspections, and Middle Tennessee home inspections. The views and opinions expressed are just that - views and opinions of Michael Thornton and those who comment. View other posts that I have in ActiveRain Real Estate Network, which is a social for real estate professionals. Other posts are submitted to Blogger and Real Estate 411. Information is provided with the intent of educating and assisting home owners, home sellers, home buyers and real estate investors with information they can use to make better real estate decisions.   

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Just when I think that I have seen it all, someone comes up with a new wrinkle. While inspecting a property in the east side of Nashville, I ran across this interesting scenario. The elderly gentleman who owned this property, needed to add some additional circuits to the room he had just finished remodeling. The answer? Why not just add a double male plug to act as a “jumper” between the two circuits. Oh, the plug coming out of the phone box? Yes that is hot too! That is part of a home owner devised home security lighting system which was a whole can of worms in itself.

I totally understand that sometimes people like to “tinker” with electrical circuits. If you do not know what you are doing, why take the chance of loosing your life or causing serious damage to your most valuable asset. Have a licensed electrician do the work. It is far less expensive than the alternative.

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Nashville Home Inspections

Brentwood Home Inspections

Middle Tennessee Home Inspections

Having been a licensed electrician and an electrical engineer in a previous life, I am always on the look-out for unsafe electrical practices. Occasionally, I come across an external panel that is locked. I really wish the homeowner knew how dangerous this situation really is. All electric panels must have free and unrestricted access at all times! Your property, life or that of a loved one could be at risk.

 

 

 

 

 

Here are some of the things that I encounter with locked panels:

• The home owner does not know or forgot the combo code

• The home owner cannot find the key

• The home owner must search for the key

• The lock is frozen

• The lock has to be cut off with bolt cutters

I understand that in some neighborhoods, kids play pranks by flipping the main breaker. Some feel that it adds to their security. If a crook wants to get into your property, most locks are no match for a good grade of bolt cutter!

• Use a high grade brass lock instead of a cheap steel one. Good brass locks are not as likely to seize or rust in the locked position.

• Periodically open and close the lock several times a year. This will ensure that it will operate properly.

• Keep the key in a readily accessible location by an entry door. In an emergency, seconds count!

• Keep access to the panel clear and unrestricted.

If you find this information helpful, feel free comment or to pass it on to a friend or colleague.

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