If the main panel does not have any gfci or afci breakers per current codes, but does have gfci outlet devices are we required to note it? If so, how would you write that up? Assume that the house was built when codes did not require gfci/afci breakers.
Just write what you see. I only note gfci in panels to tell the client where to reset the outlet. Same for bathrooms that are slaved together. If there are no gfcis or afcis simple note it in the report. Don’t use the word code or defect. I simply note that it does not meet current safety standards. There is no way for me to know what codes were applicable at the time of construction.
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I agree with Robert. Never use “code or defect”, I like to use “modern standards” in my reports i
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What Bob said. One thing worth noting. I once saw a report where an older home had a new 200 amp service with no AFCI protection and the HI called it out as a defect with the suggestion that they hire an electrician install the required circuit breakers. The NEC does not require AFCI protection on a service upgrade so what was done was actually code compliant. A note mentioning modern standards, current standards or something along those lines is better wording because it contains a built in CYA.
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Per the NACHI SOP, you are required to test every gfci outlet in the home. While testing for gfci presence at required locations, you will also trip gfci breakers in the panel. If one has a defect, you write up that defect.
As an edit: I have a short line at the GFCI section where I note the locations of GFCI protection that is present in the home. “Location: Bathroom, Kitchen, Garage, Exterior”. It’s a single line, small print component of my inspection software.
In the Electrical System heading, I have another narration that states what I inspect within the Electrical component of the inspection. Noted there is that I test gfci protected circuits for operation (per SOP wording). These are CYA comments, generic to my reports. You don’t want excess bulk, but from your experience as a builder, you probably know that you don’t want buyers making assumptions about what you do or do not inspect.
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Thank you everyone. I’ve been building for three decades and know what’s “not correct” but finding the balance of observe and report vs report and create unnecessary issues that could affect the sale. Haha. I imagine this will be the case with every system we inspect in homes.
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Just a side note. I hope you and others can inspect without concern about “killing the deal.” If done correctly, the home kills the deal and not the inspector.
Per your concern, I recommend GFCI upgrades when not present since it is a safety issue. I have not yet gone as far as recommending AFCI upgrades. But I might add them in soon.
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Just to verify what you said,“The NEC does not require AFCI protection on a service upgrade so what was done was actually code compliant.” I have been told by a couple licensed electricians that claimed if they update a panel for a client they would have to install all required AFCI and GFCI breakers. So they were misleading my clients??
Unless there is a local code requirement to upgrade to AFCI protection it is not required by the NEC unless the existing circuits are extended more than 6’. So if the old panel is removed and the new panel is put back in same place there is no requirement to add AFCI protection. Same is true for GFCI protection without the 6’ extension limit. If someone is saying otherwise they’re incorrect.
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Ok thanks for that info. Robert
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Well said good point, Brian. 
It will be a little learning curve discerning between defects/corrections/maintenance etc.
Yes but, the Electrical Safety Authority (ESA) recommends that arc-fault protection be provided for existing wiring. A bit of a dilemma for inspection reporting I think.
One must pick a standard. If you are going to call out code violations then it is best to have the right code and understand the code.
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Recommend: a licensed electrical contractor, install GFCI and AFCI protection devices where required. Act upon any recommendations therein.
Pass on your liability. AS simple as that.