13 - Updating Electrical Systems: Code Compliance and Modernization

Electrical codes and standards evolve over time. Understanding when updates are required helps home inspectors make appropriate professional judgments about reporting older installations.

Two General Rules

Rule 1: Existing Work Existing work does NOT need updating if:

• It complied with rules in effect when installed
• System/component is functioning safely
• Not modified or extended

Rule 2: New Work New work and existing work that is modified or extended SHOULD comply with:

• Rules in effect when the work is done
• Current codes and standards

Challenges for Home Inspectors

Permit Determination Difficult:

• Home inspectors may not determine if permit was required
• May not determine if permit was issued
• May not determine if inspections were performed/approved

Professional Judgment Required:

• When to report existing work not meeting current requirements
• How to report appropriately
• When to recommend permit/inspection verification

Reporting Approaches

Approach 1: Report Only New/Modified/Extended Work

• Do NOT report existing work not meeting current requirements (if functioning safely)
• Report as defect: New/modified/extended work not meeting current requirements
• Recommend inquiry about permits/inspections

Approach 2: Report Safety Concerns

• Report existing work not meeting current requirements IF safety concern exists
• Example: No GFCI protection in bathroom (safety issue even in old house)
• Professional judgment required

Approach 3: Report Non-Compliance (Conservative)

• Report existing work not meeting current requirements
• Advise client of difference between code compliance and safety
• Let client decide whether to address

Most Common Approach: Combination of Approaches 1 and 2

• Report new/modified/extended work defects
• Report existing work with clear safety concerns
• Use professional judgment

Key Indicators of Recent Work

Visual Clues:

• New-looking materials/components
• Different wiring methods in same area
• Patched walls/ceilings near electrical work
• Recent permits posted
• New panel/devices with older panel/devices
• Work quality differs from surroundings

When Recent Work Suspected:

• Apply current code requirements
• Recommend verification of permits/inspections
• Report defects as not meeting current standards

Language for Reports

Existing Work (Safety Concern): "While this installation may have met standards when installed, it does not meet current safety requirements. Recommend evaluation and upgrade by qualified electrician for improved safety."

New/Modified Work: "This work appears recent and does not meet current code requirements. Recommend verification of permit approval and correction of deficiencies by qualified electrician."

Professional Limitation: "Unable to determine if permits were obtained. Recommend client verify permit history with local building department."

Key Takeaways

• Existing work may remain if safe and met standards when installed
• New/modified/extended work should meet c

Intro

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This episode is hosted by Charlie Bellefontaine of Chicagoland Home Inspectors

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