Just ran across something I hadn’t seen before… Exterior outlets are tied to interior lighting circuits each on different dual GFCI/AFCI breakers. This is new construction permitted in 2025
Receptacle near front entry is on breaker labeled “Bed 2&3/Hall Bath”. label doesn’t mention it is also the exterior circuit. The outlet doesn’t have a test button, so I used my tester. The hall bath and bedroom overhead lights went out.
Receptacle on rear porch-on AFCI/GFCI breaker labeled “Living Room Lites”… when tested, the living room overhead lights went out. Again, not labeled as an exterior outlet.
I see that the NEC actually doesn’t require GFCI’s to be on a dedicated circuit, correct? I had thought it did…But I can’t believe that in new construction, this is the best way to run this?
Maybe just describe what you see, suggest it could be a potential safety hazard (with the lights going out) and recommend a qualified electrician. (It may be able to be corrected relatively easily, for safety, by the electrician.)
Buyers were present and I mentioned it them. 1st time home buyers, 3 small kids, told them imagine kid is in tub, or in shower while Dad is out doing yard work, and his equipment trips the GFCI, throwing the young kid into darkness…
It doesn’t require GFCI’s to be on a dedicated circuit, But bathroom circuits can only power bathroom outlets. They can’t share circuits with any other room except for bathrooms. Including the exterior, or bedrooms. But maybe your area has different allowances.
If one is leaving kids in a tub young/fragile enough to freak out if the lights go out, there are larger problems in the house than a shared circuit. Talk about a first-world problem
This is another short-cut, save a dime, strategy being used by thrifty builders/electricians in new construction since the advent of combo breakers and so many circuits now requiring AFCI/GFCI protection. The requirements are not simple, probably more perplexing when a language barrier exists between the installer and others involved in the building process.
We see quite often that they use combo GFCI/AFCI breakers for all interior 120v circuits I’d guess to KISS.
A potential safety hazard is there, we had a client tell us several years ago of their breathing machine losing power in the middle of the night, after they put out some Christmas lights and then it rained tripping the GFCI breaker on the same circuit as the Master Bedroom/breathing machine. Fortunately no serious injuries that night.
For some builders potential safety hazards aren’t enough, I’ve often heard “we’re not ‘fixing’ anything unless it’s Code”.
If it’s a FBC 2023 build the 2020 NEC would be applicable.
The legend is not accurate per NEC 408.4 (A) Circuit Directory or circuit identification.
The NEC calls for the circuit load calculations to be for the interior of the the home only.
Reference (since 2020 in Florida) National Electrical Code 220.11 Floor Area
The floor area for each floor shall be calculated from the outside dimensions of the building, dwelling unit, or other area involved. For dwelling units, the calculated floor area shall not include open porches, garages, or unused or unfinished spaces not adaptable for future use.
From the city Building Dept website, “National Electric Code National Fire Protection Association (NFPA)-70 (2017) as the statewide minimum construction standards”. City of Titusville.
I don’t anticipate getting the builder to do anything. First, this is a spec house already built, not a contracted new build.It’s already completed and CO’d. And as you said, if it’s not a direct code violation, nothing says it has to be changed.
I guess I was surprised to find the exterior outlets split out to three separate circuits, but nowhere in the panel is there a breaker labeled as an exterior outlet.
The majority of new construction inspections we are doing currently were still permitted under the FBC 2020, however the FBC 2023 builds are becoming more common.
We’re all free to report on anything we want. Your clients will walk away educated and your biz will suffer or thrive with what we choose. If you’re doing great going down rabbit holes like you describe I’m happy for you. In my experience, things like this take away from the real intent of home inspections and divert a buyer’s attention from things that could actually affect them in this lifetime. Mention the condition? I guess, if you must. Scare them with far-fetched scenarios of kids stuck in a tub while dad is outisde blowing leaves? Again…. best of luck to you!
“Far-fetched”? I guess it’s best to just blow it off when they asked me why the lights went off when I tested the GFCI outlet? “Oh… it’s supposed to do that. Don’t worry about it.” ?? And then when the lights DO go out, and they call an electrician to fix it, and he tells them it’s because of the GFCI that’s not labeled properly, and he says “Your home inspector should have seen this…”??
If you are writing up issues because you are concerned about another profession throwing you under the bus due to some twist of fate, you will be chasing your tail for eternity. This accusation is a common occurrence mainly because the people making this accusation do not understand the purpose of a home inspection, our limitations or our standards of practice. And we do not work for them.
If you think your client is going to be convinced you are an idiot because other lights go out on a GFCI circuit, I would reconsider. And an electrician would almost have to have an agenda to bring a home inspection into that conversation.
And if they do, you should be able to confidently defend yourself without being defensive.
Then best have a conversation with God or install emergency lighting with back-up battery, just as in commercial buildings.
No seriously, I see your point. But it is not a necessary correction under any standard IMO. And we can dream up countless scenarios of things that may go wrong in a home.
I always call out bathroom lighting on a GFCI. It is totally unnecessary. While code allows it (who cares) it is annoying and fraught with unsafe possibilities. Another scenario where code is not needed. Easy to correct!
This is from a new build I inspected recently. Amost all circuits have GFCI protection, AFCI protection or a combination of both.
The lights going out while taking a shower could understandably be considered a safety hazard, but one that can happen at anytime due to a number of different factors.
Thank you Bob - as do I. I’m not citing “code”. but IMO it’s common sense. If there was no installed lighting fixture in the bathroom, or it didn’t work, would you dismiss it? Same here - it doesn’t work as it should. Is there an easy solution? not really… but if I were spending hundreds of thousands of my money on a brand new house, I wouldn’t want to have that surprise when the lights go out. Not sure why so many consider this a “far-fetched” “rabbit hole”…
