Bendix Home Inspection,Inc. 734-377-5616 Rick@bendixinspect.com
Do it Once, Do it Right
Complete Electrical Inspection
Notice the water faucet above the electrical service panal
The electric system is probably the most important part of the home inspection. This is the area most likely to be up-graded by home owners, and it's usually a family friend who is either in-experienced, or trying to do it cheaply to save a few dollars. This is where I come in.
I have been thoroughly educated in Residential Wiring. You can see my educational resume at www.nachi.org. (all member's continuing education accomplishments need to be uploaded to the members-only education log). I go beyond the Standards of Practice, and will evaluate the system from the pole to the outlets. Some components of the system I check are:
1. Determine the amperage of the system. - The homes total amp capacity is determined by the least of three components: The service conductors, the meter, and the Service Panel.
2. I open the service panel to examine the proper installation and wiring of the breakers and any sub-panels that are connected. I also check the breakers and wiring with an infra-red laser to look for over-heated connections,
3. I use a GFCI circuit tester to check every receptacle. With todays "high tech" appliances, proper wiring and grounding is very important to sensitive equipment such as Computers, Stereos, and TV's.
4. Included with every report package is information that will fully educate home owners on the electrical system of the home.
General Electrical Requirements Receptacle Spacing
Habitable Rooms
Within 6 feet of the edge of any door Not more than 12 feet apart along walls At all wall space 24 or more wide
Kitchen
Within 24 of edge of sink, range, refrigerator, and end of counter Not more than 4; apart along counter top At all counter spaces 12 or more wide At all kitchen island counter spaces At all kitchen peninsula counter tops Not more than 20 above counter tops
Bathroom
Within 3 feet of each basin, GFCI Protected
Garage
A minimum of 1 receptacle is required in the garage
Hallway
1 receptacle required for hallways 10 feet or more in length
Outdoor
1 receptacle at the front and back of dwelling, located less than 3 ½ feet above ground
GFCI Receptacles
Kitchen
All kitchen counter top receptacles must be protected
Outdoor
All outdoor receptacles must be protected
Garage
All general purpose garage receptacles must be protected
Bathroom
All bathroom receptacles must be protected
Wet Bar Sink
Receptacles within 6 feet of sink must be proteced
Workshop
Receptacles in grade level workshops/sheds must be protected
AFCI Outlets (Arc-Fault)
Bedrooms
All bedrooms/sleeping quarters must be AFCI Protected
Bathroom Circuit
AMPERAGE
Minimum of 1- 20 Amp circuit
Dedicated
Circuit supplying more than 1 bathroom cannot supply any fan, light, or receptacle, other than the bathroom receptacles
Washing Machine Circuit
Size
20 Amp Circuit
Dedicated
Circuit cannot supply any light, receptacle, etc., other than washing machine receptacle
Kitchen Circuits
Size
20 Amp rating for all kitchen receptacles
# of circuits
Minimum of 2-20 Amp circuits to supply kitchen
Nail plates
Holes
Required where edge of hole is less than 1 Ό from face of studs
Notches
Nail plates required over all notches for wiring
P.V.C.
Required where PVC piping is less than 1 Ό from face of stud
Staples
Attics
Scuttle Hole
Wiring stapled to the side of rafters/joists within 6 of the access
Spacing
Attic wiring must be stapled not more than 4 1/2 apart
Boxes
Wiring must be stapled within 12 of each box
Walls
Plastic Boxes
Wiring must be stapled within 8 of each box
Metal boxes
Wiring must be stapled within 12 of each box
Studs
Wiring must be stapled within 1 Όfrom the face of the stud
Spacing
Wiring must be stapled not more than 4 ½ apart along studs
Exposed Wiring
Walls
Exposed wires in walls must be protected with PVC or EMT up to 8 high
Attic
Protection required within 6 of scuttle hole(unless run on side of joist)
Outside
Exterior wiring must be protected up to 8 above grade
Aluminum Wiring
Corrosion
All aluminum wires must have oxidation inhibitors at termimnation
Splices
Copper & Aluminum can only be spliced with split bolt connectors rated for that use
Under Ground Wiring
Under Slab
Must be in conduit (PVC) until outside of the building.
Below Grade
Must be protected to a depth of 18 minimum
Above Grade
Must be protected by conduit 8 above grade
Burial Depth
Service Cable
24 Deep to top of cable
U.F. Romex
24Deep to top of Romex
P.V.C.
18 Deep to top of conduit
Rigid conduit
6 Deep to top of conduit
Driveways
All wiring under driveways must be 24 deep
P.V.C.
Color
All electrical PVC is grey in color, and UL listed for electrical use.
Lighting
Clothes Closet
Open Bulb
Open bulb incandescent fixtures are not allowed in clothes closets
Incandescent
Enclosed incandescent mustbe 12 from storage area.
Recessed
Fixtures must be 6 from storage area.
Fluorescent
Fixtures must be 6 from storage areas.
Required Lighting
Bathrooms
Walled switch light fixture required
Kitchens
Walled switch light fixture required
Stairways
Light fixture require a switch at top and bottom
Hallways
Walled switch light fixture required
Garages
Walled switch light fixture required
Doorways
Light fixture require at each exterior doorways
Other:
Bedrooms, living rooms, etc., may have switched receptacle instread
Attics
Lights
A switched light is required in all attics used for storage
HVAC
A light and receptacle is required in all attics containing HVAC eqip.
