I do have a disclaimer in my report about the light transformer. (forgot to mention that in my list)
Make sure it has one! There should be a transformer that reduces the voltage from 120 to 12-15 volts. This is to prevent dangerous current in the water.
However, I have a disclaimer that I only check for the presence of one, I do not know if it is actually working properly, and still recommend a full electrical evaluation by an electrician.
Article 680
Grounding and bonding
15 volts in a wet location is DANGEROUS!
Well, thats what they are..
Private Pool lights almost always run on 12V. I rarely, if ever, see GFCI protection on pool lights. It should have either GFCI protection, or a transformer.
The comparison between 12V Pool Light and 120V Pool Light (wakinglighting.com)
I do a lot of pool inspections.
But I do agree the NACHI training falls short.
I spent a lot of time talking to pool contractors and going to local seminars to add to my knowledge. And reading up on Mike Holt’s articles about electrical pool safety.
It can be done, but it does take good motivation to go deeper than the NACHI training to do a confident job.
True, but it doesn’t prevent dangerous CURENT. Reduced VOLTAGE makes for easier insulation and easier wiring. Watch Mike Holt’s presentation I posted to reveal how little current in a wet location can kill you.
Resurrecting a great topic.
I am re-launching my home inspection after a few decades pursuing a different career. I just completed the InterNACH pool inspection training, and frankly, I am a little underwhelmed. There is obviously so much more involved in inspecting a pool for safety. This is a significant responsibility. There is so much liability here compared to other aspects of home inspections. For example, the bonding / grounding / GFCI aspects of electrical safety are very significant. And safety barriers (esp. here in CA).
I am curious what limitations others are using in their inspection reports. For example, it may be possible to verify bonding connections at the pump, heater, and other electrical equipment in the equipment area, but how do you verify metal ladders, luminaires, rebar in the pool structure? Can you really determine complete equipotential bonding with a visual inspection? I do not think that it is. What limitations do you use in your reports for something like this?
Regarding client agreements, do you enter into an additional agreement for the pool inspection service? Anyone care to share their agreement language as it relates to pools/spas?
Lastly, EO and GL insurance. Any carriers that do not insure for pool inspections? Care to share your experience with insurance, especially at it relates to pools?
Still weighing the pros and cons of adding this service…
I think your gut is telling you that not offering it or shelving it at this point is probably the best option for now.
Not sure if there is a higher liability of items to inspect. And you are in a state that is pretty litigious.
Sub it out to a qualified sub.
I took the NACHI training and did one pool inspection. I realized the liability was not worth it so I stopped offering it and refer it out like Jeff recommended. I’m in Cali too.
Of course, not. Just like we can’t verify the wiring in the walls, just what we can see at the panel/attic/crawl. And if the attic is full of insulation? We can’t see anything in the attic floor.
Slab foundation? We can’t see the crawl space because there isn’t one.
Same thing with pools, it’s a visual inspection. We’re not digging up the pool to look under it. That said 99% of pools have at least one visual problem with bonding and/or GFCI and/or other serious electrical issues.
I regularly inspect pools in multi-million dollar mansions, and always find enough VISUAL issues to make the listing agent’s head spin.
I totally agree that both NACHI pool classes put together are still a fraction of what we need to know, but it can be learned.
But I also live in the Valley portion of Los Angeles were approx 20% of all houses have a pool, so I had to figure it out.
As for the California barrier law, that’s easy, I’ve only ever seen 2 pools pass. 99.99% of the time, the pool fails the barrier test. And usually the buyer doesn’t care. And in California, a home inspector is REQUIRED by law to inspect the barrier even if they disclaim the pool.
So you personally, or one of your well trained EE’s, perform pool inspections in-house with no concerns? I have pool inspections covered on my insurance coverage with Elite MGA but have been concerned with the liability on pool inspections so I stopped offering them. I’m in Cali like you and would love the ancillary pool inspection income.
How do you manage the limitations on inspecting equipotential bonding? Do you have a standard equipotential bonding limitation narrative that you could share that seems to be working for you? TIA!
Exactly. All 7 guys on my team can and do pool inspections. But I personally train them on top of making them take the NACHI class.
How do you manage the limitations on inspecting equipotential bonding?
The same way we manage any other piece of equipment or aspect of a home. It’s a VISUAL inspection.
And unless it’s a brand new pool, we usually identify a VISUAL issue with the bonding.
Most pools built in the Los Angeles area were built in the 1950s and 1960s, well before there were any electrical codes for pools. Most pools we see are full of visual electrical hazards.
This was one of the worst. This was a $9 million house in Malibu. It doesn’t take a rocket scientist to realize this was freaking dangerous: https://www.youtube.com/shorts/C1g1RLAQNhw