I’m just making sure I did the right thing. any constructive feedback would be great. So a past home inspection 2 months ago, client reached out to say:
I had ran electrician come by and try and change out some of my outlets, but he ran into an issue when he found that some of my outlets don’t have electrical boxes, and are still wired to the knob and tube wiring. He also said it was done in such a way that they would appear to be to code for a home inspection. I talked to my realtor, and she said I should get in contact with you, and possibly an attorney. Is there any chance you could give me a call sometime at xxxx? And to clarify, the attorney would be for if I need to take action against the seller, I don’t believe you did anything wrong
I’m happy to help clarify. During the inspection, I did identify and note the presence of knob and tube wiring, which I pointed out to you and included in the report.
As for the electrical boxes, I don’t recall seeing any that were missing. Were the faceplates simply fastened directly to the wall without boxes behind them? Just as a reminder, during a standard home inspection, we don’t remove outlet faceplates as part of the evaluation. I know we had some two prong outlets and ungrounded outlets in that house that also made it to the inspection report.
I think your reply was spot on. Not much else to say really, and it sounds like the client is not blaming you. They may be out of luck with the seller as well, unless they can prove the seller knew about this condition, knew it was a deficiency, and didn’t disclose it.
I would be curious as to how the receptacles were mounted and fastened without some type of box. Did any of the receptacles feel looser than normal?
On a side note, if doing a rewiring, installing an old work retrofit box isn’t that big of a deal anyway.
i’m calling him know but he replied to my emails and said: If I am not mistaken, weren’t we under the impression that the knob and tube wiring was live, but not powering any outlets?
With us in MN, I directed him to his realtor for the truth in disclosure requirements. he mentioned that the electrician showed him that the outlets where screwed into the plaster and there was no box. he said he will send some pictures. *but correct me if I’m wrong my report directed him to get an electrician out there because of knob and tube, and missing junction boxes and ungrounded outlets, so the next step would be the truth and disclosure that the previews owners should have filled out.
Not sure what the disclosure form in MN contains, but here in GA, the only thing mentioned for “electrical” is known aluminum wiring besides the service conductors. Then there is “Other known hidden defects”…well, if it’s hidden, the seller may not even know about it.
Point being, it probably would be more cost effective for your client to pay to make the repairs than to hire a lawyer to try to prove the seller “knew” of an existing defect. That said, you are in the clear.
Which is basically useless in most cases of non-disclosure.
Typically, the very last sentence just prior to the Signature line includes something to the effect of: “…To the best of my recollection…”!!
You are probably good to go, but might want to rewrite your knob and tube comment. Electrician doesn’t need to “Avail” or make use of the wiring, they need to make some evaluation of it. My company typically writes up and tubeas a potential safety issue because it is rarely connected to the rest of the system safely, and there are frequently hidden issues. I’d also take 10 seconds to hold a voltage sniffer to it and at least one photo to show that it was energized.
I agree with Mike, call him, and if he’s willing, walk him through the report and show him that you called out the K&T and other electrical defects.
If he tells you to pound sand then see him in court, personally I don’t think he has a case and any attorney worth their salt would advise him not to waste his and the courts time. IMO.
And as a side note, I agree that those canned statements need work.
In cases like this, I always felt it is our fiduciary obligation to reach out to the party, our client.
Reach out to your insurer.
Sounds like the realtor is a sensible professional. They admit you did nothing wrong.
It appears to me this will likely move forward in a court of law. Rewiring a property is expensive. My client paid $18,000 to have the K&T removed and to rewire a 2.5 story home.
Note: The vendors got away without having to pay to upgrade the wiring. I noted in my report K&T was suspect due to the visible knobs and tubes and recommended further evaluation by a licensed electrical contractor and to act upon any recommendations therein.
I did end up talking with him on the phone, and went over the report, and that there was no way of me knowing where the K&T went( to what outlets/lights) … I’ll assume this wont go far since in the report I have it down as K&T and to get a qualified electrician out here.
