I inspected a duplex for a buyer a month or so ago. There was an electric dryer in the basement, but it wasn’t connected to the dryer and wasn’t near the wash machine or laundry area. It was just sitting in the corner of the basement. The problem is, there’s no 220v outlet in the basement. Just a capped gas valve in the area where a dryer would normally be.
I mentioned in the report that the dryer was not connected and was not tested. I provided a photo of the dryer and it’s clearly electric (you can see the plug in the photo). I use HomeGauge software and in the “Styles and Materials” area, I mentioned there’s a gas connection available. However, I did not specifically mention that “there’s an electric dryer and there’s no 220V plug suitable for this installation in the basement”.
The now owner of the duplex called me today wondering why this was not specifically mentioned in the report. To be honest I did not put two and two together on that one, and am wondering if I’m liable for the cost of having an electrician installing a breaker and outlet for this. I probably should have mentioned this specifically in the report. Not an excuse, but it was nearly 150 year old building and one of those duplexes where there’s a defect at every turn and lots of stuff stored in the living space and basement that made the inspection difficult. Anyway, I’ll probably cut a check to keep the peace and maintain a good relationship with the referring realtor. Just want some feedback on the situation. Thanks!
In my opinion, as long as their was still a gas hookup, you are not liable. It just needs one or the other.
However, I personally would have made a comment in the report that it did not have a 240v circuit as well
There’s nothing in the SOP stating that there should be a 240 receptacle for a dryer that get’s inspected or reported on, SOP may vary depending on state requirements, if any, but I do make a note in the report if one isn’t installed, and when they are installed, as a courtesy, I will note if it’s a 3 or 4 pronged receptacle.
In short, it is not a defect to not have 240v outlet in the laundry. It has a gas line and requires a gas dryer. Some argue they are better anyway. I had one for years.
“Mr. Client, I inspected the laundry for defects. Having or not having a 240v outlet is not a defect.”
We did an inspection a few months ago, new construction. The client was upset that the laundry area had no 220V for an electric dryer, only the 120v and gas outlet for a gas dryer. It was called out, and sure enough the Plans show that there should be a 220V installed.
I check them for the anti-tip device. I’ve never gouged a floor, but I did pull the console off the back of a stove once. If the control/display console is even vaguely loose, that ends my test for the presence of the anti-tip device.
You guys using 220V rather than 240V should update your terminology. 120/240 has been standard for over 50 years in the US. I know it can be perceived as splitting hairs but for one, you’re wrong and two, electricians, etc. don’t need any more ammo to look down on HIs.
Anyway, I don’t see OP having any liability as long as he didn’t report hookups for an electric dryer being present but I do get writing a check to keep the peace. OP, any chance it’s in the listing incorrectly? I know those listings all have disclaimers but that might be a way for you to get some attention heading elsewhere.
I do similar to the others with outdated dryer outlets. At least I call out the ones with the straight ground/neutral slot since HD, etc. won’t install a dryer into them anymore. I don’t really think it’s my job but I do like to be the eyes/ears or my clients when possible AND prevent my phone from ringing. Like most things in this biz, I had an angry client once who got taken by an electrician and called me AFTER getting fleeced for a new outlet and wiring because the current one, “didn’t meet code.”
I just had a flip/remodel or w/e you want to call it that had a brand new 200 amp 40 space electrical panel installed. I get to the laundry room and there is a 240V receptacle for the dryer. Good thing I checked it with a voltage tester because…it had no power. I then go back to the panel and…there’s no breaker labeled “dryer”. There is also another 240V receptacle in the living room that I still haven’t figured out wtf that was for.
Morning, Jeff. Hope to find you well and in good spirits today.
I my humble opinion, the purchaser should have asked the vender or venders’ agent if the home had energy hookups for dyers, not you. Your job is to assess structures, systems and components, as long as they are readily visible and readily accessible.
To see a dryer does not mean operates on 240V, unless you see the thick dryer cable connected to a 240V receptacle.
Reporting gas dead leg only suggests that gas energy was once used. Nothing more.
Some electric washers are all-in-one or combination units, having built in drying cycle. Other dryers operate on 120V.
As for the referral agent. He knows you are professional. Not to worry. Explain your position professionally and move on.
IMO: By opening up yourself to ‘undue liability’ will only deepen misguided beliefs.
Just my 2 cents.
Jeff, I would not be writing a check. I also use HomeGauge and if your template is like mine in the 'Styles and Materials" ie. Dryer Power Source" if you checked off Natural Gas, you did your job. They just did not read the report. it is not your job to see or know why Someone decided to store an appliance in the basement…
I have never noted 3 or 4 prong 240v outlets. And it has never come up during or after an inspection. Still, I would say that it is a good practice to put that observation in the report.
A few years ago, at a fix-n-flip, I didn’t notice that there was not any dryer venting to the exterior. I got a call on that one after they moved in. The next day after they called at another fixer, whad-ya-know…no dryer venting. I stood there chuckling to myself that I had two inspections within weeks with no dryer venting to the exterior.
Today, ventless dryers are gaining popularity around here. Some of them even dry clothes (supposedly).
As an aside, we let the dogs come and go from the laundry when we are not here. I cut a dog door into the side of the house there. Our young GSP managed to access the washer cord and chew through it. Amazingly, he wasn’t electrocuted, nor did he learn any negative lesson from it. When I replaced the plug, I put the cord in a piece of CSST. He still manages to cram his head in behind the washer and pull on the CSST.
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ndegaris
(Neil DeGaris, CMI KY License # 102167)
20
I normally just pull out the bottom storage drawer and you can see the anti-tip without having to move, tug or pull on anything.