James,
It may seem obvious, but there are many inspectors that walk up to an FPE panel, never remove the cover and then tell the client that it must be replaced. That is not doing a proper inspection of that system according to INACHI Standards or any other standards. What other information the inspector wants to include is up to him. He just better make sure that if he calls it out as a problem that he has something to back it up other than the name plate on the front.
I agree that unbroken things should not be called out as being broken. That, I think, is an obvious “given” in any inspection report on any issue.
However…
When an inspected item is at or near the end of its expected lifespan, I call the client’s attention to it. Many do, although it is not required by an SOP. It may be working, perfectly.
When an inspected item has been recalled and I am aware of it, I call the client’s attention to it. Many do, although it is not required by an SOP. It may be working, perfectly.
When an inspected item has been known to start fires, such as an FP service panel, I call the client’s attention to it. At a minimum, I will advise them to put a smoke detector in the area of the service panel. Many do, although it is not required by an SOP. It may be working, perfectly.
Even your bulletin says “To assume all FPE devices are unsafe and a fire hazard without current evaluation by a Kentucky licensed electrician is not within the scope of a home inspection.”
This allows for an inspector to recommend a current evaluation by a Kentucky licensed electrician in place of “assuming” whether is is safe or not — and cite the bulletin as his source for doing so — whenever he runs across such service panels. To “assume” anything is not within the scope of a home inspection.
Have fun trying to enforce this poorly worded document. The only thing made mandatory by this bulletin is an inspector’s “attention” to the bulletin. It does not specifically state what he can or cannot write in his report. For most, I’ll bet, it will be business as usual.
Licensing Solves Nothing!
James,
We will see how it goes…
A couple of the major problems with the FPE Stab-Lok are
Under the advisory issued by KHILB it requires inspectors to observe an actual problem with FPE panels before calling them out. Not just call it out because its FPE. Here is the problem! The inspector can’t call it out because he can’t tell if the breakers will fail or if the breakers have already arced. Douglass Hansen has a study that shows that FPE breakers that are over 20 years of age have an 80%+ failure rate. They even had their UL listing removed!
A reason that Electricians say they are OK is that they do not remove the breakers and they can not predict if they will trip or not trip. They are in the same boat as the home inspector. The electricians that really are aware of the problems with FPE panels and breakers, recommend replacement.
Over on the TIJ board they have a very good thread going that has several meeting minutes from the various boards in KY that were involved in this idiotic mandate.
Just out of curiosity…
Do the real estate salespeople who run things for home inspectors in Kentucky (aka “home inspector licensing law”) allow an inspector to call out PB that is not leaking? If so, why so and not the FP service box that is not burning? How do they explain the difference?
It very well may be necessary to get the governor involved, as the home inspectors in NC recently did with the attempt made by the real estate people to standardize their reports, and stand up against the bad decisions coming out of these licensing boards.
I have shared this bulletin from the Kentucky licensing committee with a few Missouri Reps I am working with who oppose the NRA’s desire to push a licensing bill so as to share with them how such things tend to evolve.
Even with the token home inspectors supposedly involved in making these decisions, the agenda is first and foremost geared toward “closing the deal” and eliminating those things that could interfere.
Licensing needs to be repealed, where instated…and stopped where it has yet to contaminate.
Yes agreed, but for the holiday season in Kentucky there may be more then just chestnuts roasting on an open fire. 
Tracy,
Do you have a reference for this? Great information. Thanks.
Just curious…
Where does Kentucky stand on Zinsco panels ???
(Before anyone jumps my s**t, I am aware that the panels with alumn lugs are the ones mostly affected, and there are inexpensive methods of repair)
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml83/83008.html
I think KY should have left this alone. Here is a CPSC report that I finally located.
Valid question. No one in my area (electricians included) is aware of any issues with them.
I will give you a SYNOPSIS of the boards findings ( CPSC that is )…
YES…they do trip…Before the house possibly burns down…
NO…they dont trip at the levels that would have approved them for UL Approval
Conclussion…HI’s look at them, explain about them…then DEFER them…enough said…
Oh…not sure who said this but…YES, it is true many electricians have NO CLUE of the issues with FPE…I see it all the time.
Maybe we should have Nick, representing NACHI, contact the governing body of the licensing board and voice an objection on behalf of NACHI.
Maybe we should have Nick, representing NACHI, contact the governing body of the licensing board and voice our approval on behalf of NACHI.
There is no current documentation from any source that states the FPE panels and breakers are a
hazard to life and property solely because of the name of the manufacturer. To assume so without current documentation is incorrect and irresponsible.
To require or recommend the removal of FPE panels and breakers solely on the basis of the manufacturer’s name and without visual evidence of a specific hazard is irresponsible and could cause the homeowner undue financial hardship.
If** a visual inspection of the interior of the panel or breakers indicates arcing or extreme heat then the licensed home inspector should most certainly recommend further evaluation by a Kentucky
licensed electrician.
**This seems like a reasonable policy.
What’s unfortunate is that ANY home inspector, licensed or not needs to be told this.
Know your job. Do your job.
Excellent highlights and points.
Mike, are you sure that TREC allows you to support this? Have you called anyone from TREC for their views to see that it is okay?
Nope, doesn’t even rise to the level of concern for me but thanks for the advice. Actually, I think the way I will handle FPE in the future is to only mention it if the client asks me about it. Heck, I may do that with the electrical panel regardless of the manufacturer.
Worth repeating. . .
Did you say Zinsco?
