I watched an InterNACHIE video on Electrical Inspections. He pointed out that the Kitchen Island only had one receptacle and according to the code when the house was built it should have had a receptacle on both sides so they would recommend a second receptacle. So you see this often in the training videos where they point out something that is not up to code. The thing I’m confused about is we’re not code inspectors. Is this a thing where we only have to point out it’s not in code if we happen to know what the code is? But if we don’t know what the code is then it’s no problem. If I point out one thing that’s not in code aren’t I opening myself up to being liable to pointing out everything that’s not in code. What if there was an electrical code violation in addition to the kitchen island receptacle missing and because I didn’t point it out the house burns down. Am I liable for the house burning down after I established that I point out code violations. I’m confused about what I’m supposed to be doing or where the line is drawn. Thank You…
No. If you know something is not up to code but is performing, you can comment “Modern building standards may require two receptacles here instead of one” and leave it at that. You can also preface your report with "This is not a code inspection any specific requirements or questions should be addressed to a licensed, insured {insert profession here, i.e electrician}.
Thank you for the reply and that’s very good verbiage I’m going to remember that.
I wouldn’t recommend using the word “code” anywhere in your inspection reports except to state that this is not a code inspection. Instead call defects potential safety hazards, not up to current standards, or something along those lines.
This right here.
However, you should be versed in what building codes are used in various jurisdictions in your service area, and when they were adopted. This way you personally will know if things were “approved” when the home was built vs what they are today. Use code for your reference, but do not say “code” in your reports…
I’m going to remember that as well. Thank You!
Thank You!
That’s both unrealistic and unnecessary. It would be difficult for one person to know all the current codes for all the trades, let alone all the codes for all the trades spanning two centuries and how they were interpreted and enforced.
I’ve had conversations with local chief inspectors who ask me questions about how we did things in the 70s and 80s because there aren’t good records. The city where my electrical contracting business was based had a municipal electrical code. The county also had their own electrical code. The city was divided into 10 districts. Each inspector had their own interpretations. If the local building officials don’t know the history of the codes they enforce for a single trade, how is a home inspector supposed to know all the of all the codes through all history? As a forensic investigator, I’ve had to research old building codes many times. It is not as easy as some people seem to think.
Home inspectors do not need to know building codes to be good inspectors. What they should understand is how buildings work. A home inspector should have a solid understanding of building science and have a basic understanding of physics. All this talk of building codes on home inspector forums is a distraction from the things inspectors really need to know.
Clearly, you misinterpreted what I was talking about. I did not mention what you stated (bold text). Nor did I say you should have everything memorized. It was a general statement…
Here is an example of what I am talking about. A small town near me only recently, 2 years ago, adopted the 2018 IRC for new construction. Prior to that, they were fine using a version from the '80s. Same for plumbing, electrical, etc… All old stuff. Meanwhile, a couple miles down the road in another small town, all of the current building codes have been adopted, and they added their own amendments. Simply knowing information like this can be helpful to an HI. I don’t have them all memorized, but do have a notebook on my desk with notes on the matter. Writing a suggestion in a report to make something comform with “modern standards” as in the OP’s situation, could be a waist of time, if in that municipality, the issue at hand is the current standard. Hell, even my little town was in the stone ages until recent years.
This is because you’re a smart and logical person and this profession has gone absolutely off the rails with everyone citing codes and wanting to be a code official.
So many come in here and discuss/cite codes then when the poop hits the fan want to be the first to hide behind the, “we’re not code inspectors,” part of the SOPs and their contract… I wish them good luck once in court or similar.
Maybe after 25 years at this I’m turning into a crusty old guy but discussing and citing codes is not what I’m being paid for and I value my time. I also have an aversion to sitting in depositions with some a-hole attorney grilling me.
HIs always want to outdo one another… offer more, find more, be perceived as better, etc., etc. Software programs have become ridiculously confusing, inspectors now all carry tools they don’t know how to use (read the board on any given day and that’s clear) and the training schools have all gone right along with it. Keep in mind schools, software manufacturers and everyone else selling things don’t develop products to help us be better inspectors… they develop products to sell the products.
Keep questioning things and don’t fall for the BS. There are plenty of us out here making a good living using a flashlight and a few basic tools with thousands of happy customers.
The kitchen island is only required to have one receptacle unless it’s 6 feet long or more. That is code in my region. I do mostly 11 month warranty inspections but if you are inspecting a relatively old home, you don’t reference codes, but make a recommendation.
Codes like these are ever changing so it’s impossible for an HI to keep up with every code requirement. For example for the aforementioned island receptacle the 2017 NEC required one receptacle, the 2020 NEC required more than one if the island is over a certain dimension and the 2023 requires no receptacles. I’m not sure how you would report this without extensively researching what code was in effect at the time that the home was inspected by the electrical inspector. Citing “modern standards” doesn’t always work either when a prior requirement has been removed from the code.
IMO before you want to spend a lot of time on one small issue it might be better to just assume that the single receptacle was code complaint when the house was built and move on.
I know there’s an inspector in Texas with a big blog who advocates for doing code compliance inspections. He quotes codes in all his reports. He has been in business for quite a few years and claims that he has never had a legal problem doing this. He seems to be an excellent inspector. All I can say is power to him, but I strongly disagree with his approach to our biz.
Robert and George nail the reasons why we shouldn’t try to be code inspectors. City inspectors are usually specialist in one area. We would have to be expert in all code books for all code periods. Sheesh…if you can do that, then there is probably a better job for you than being a home inspector.
I tell my students that we should tell our clients that we are not code inspectors, and we are not doing a code compliant inspection even if the nature of our biz makes us knowledgeable of a lot of code.
True, but…because so much of what we do overlaps with code, understanding the “big” codes is a part of our biz.
Great point. The gadget guys and makers will disagree. My active tool kit is pretty small. I think it is the nature of our biz that so many of us like gadgets. I am a sucker for them, too. And I have a bunch just sitting around collecting dust. Although, I should take my “new” drone out of the box and start to use it sometime. I’ve only had it for a year and a half.
I bet that “Tickle-Me-Elmo” inspector would disagree!
None of this matters, just have knowledge of the most current codes. You can suggest updating to the current code in all your inspections, no matter the age of the house. Codes are there for safety. And you want your clients safe right? Just be cause a house was built in 1950 and no GFCI code was in place at that time, does not mean you should ignore the lack of a GFCI safety device. Your job is not a code inspector, but a safety inspector.
For that 1950 home, do you suggest or recommend GFCI protection or say it is required?
I recommend them for safety. As it is not required to update systems when new codes are adopted. Same goes with any system in the house.
Michael, you are correct, we are not CODE inspectors. However, I will share with you something I learned along the way in the “wonderful world of home inspections”.
When the client hire us, our services, is getting all our expertise and a wise couple of eyes to look all around the property or dwelling where he is putting his financial investment. Thereof, any thing we see and report and share with them is a PLUS that they may or may not catch in their own. Your wording in your report should clarify the type of observation you are making. You can easily say/write “despite the fact we are not code inspectors, We have noted a missing AC Receptacle in the kitchen island”… and continue with… “we strongly recommend further evaluation by a licensed Master electrician or a qualified licensed electrical contractor”.
The client will be please with your assistance.
Stay away from the word “code’” You are free to recommend “modern safety standards,” but these will mostly be dismissed by the Agent as upgrades. Your report should focus on defects. Problems that will need repair now or in the near future. The goal is to reveal items in the house structure or systems that will adversely affect the value of the home. In other words you are to find something that will save your client money and headaches. The rest is fine but it is just fluff. Too much of it just makes the report difficult to read.
Great perspective and information thank you!