Today I had a super special kick you in the behind type of day on a re-inspection. I had an agent ask me why, (despite the fact she asked for it 6 weeks previously to be included on the 4-Point) did I call out no GFCI protection on a pool pump and light when the pool and home were built in 1961. The electrician took it upon themselves to not put in the GFCI protection when doing the repairs (said not needed when the home was built), so now the closing is delayed because I will not compile a clean 4-Point. I was dumbfounded by the question. Do all of you not point out “NO-GFCI protection on the pool pump and light if not present” on a 4-Point if not present regardless of the age of the house? As an aside, I my inspection reports and 4-Points to always match when it comes to life safety corrections.
No…
.
Check out this conversation from a few years ago. I think you may find your answer here…
If you were doing a home inspection would you report a missing GFCI regardless of the age of the home? Of course you would or I hope you would as it is a lfe/safety issue. If you are not reporting a missing GFCI or any life/safety item you are assuming the liability if somethig goes wrong and you did not report X was not present.
Curious… (regarding that same 1961 pool)… would you report a drain cover that was not VGB compliant?
How would a missing GFCI be any different?
The question is regarding 4 point.
I recommend gfci upgrade in the main inspection report, but I don’t add it to the 4 point report for insurance.
(The form doesn’t ask about it)
That’s a good question. I do not always add the missing gfci on a pool pump to the 4 point, but if the light didn’t have either gfci, or a voltage reducer (transformer), I would add that to it.
I would be much more concerned about missing light protection than I would missing pump protection.
Folks, thanks for your input and no need to reply further. You all are great and thank you.
While the form does not ask for it wouldn’t the same logic hold true?
no, since it’s an insurance issue and not a safety issue.
I’ve always been under the impression that insurance issues are safety issues.. one in the same
No. I tell my clients make sure they don’t send the entire inspection report to the insurance, or they will pick it apart.
I don’t tell insurance more than they are asking for, or it becomes a nightmare for both seller and buyer, and it holds the closing hostage.
Much of it is left up to the inspectors discretion.
Until the state makes a better form, with specific requirements, I will just tell them what they are asking for, or what I believe is a major hazard that will lead to an insurance claim.
This. If they are after something specific, they need to ask for it.
That makes no sense whatsoever!
I understand what 4-Points are and have done many when I lived in Mississippi. But something to think about is:
Negligence by ommission which is the failure to act with reasonable care in a way that causes harm, whereas negligence by omission is the failure to act when there is a duty to act, and that failure causes harm.
If you hold a home inspectors license I would think that you have a “duty of care” to note missing GFCI’s. Yes, the used house real estate agents will not like it but your client would benifit from it.
Be sure you bring that up at the next OIR meeting in Tallahassee, I’m sure they’ll jump right on it…
What I find most interesting is how people (agents and sellers) make such a big deal out of a $100 repair, that may save a life.
I mean just fix it.. sheesh
not all the time. like this example with a gfci not there when the house was built. if it were a safety issue on a 4 point, there would be a space for it. just the fact that it isn’t there implies it isn’t that important. if it isn’t that important it isn’t a safety issue. unless you think that thie insurance companies in fl got it wrong and are allowing safety issues to exist.
of course they may be allowing unsafe things to exist, but from what i’ve read here, most folks don’t put it in a report as a safety issue, and if they are mentioned at all it’s called an upgrade. am i missing something important or is it a nuance that changes with the wind?
see the text above if you want it to make sense.
There was no high voltage transformer for the light.
No GFCI for motor/pump or lighting.
From the article…
The lawsuit cites Gary B Electric and Construction Consultant, the electrician, for improper bonding and grounding. Also listed in the lawsuit is JP, or Jorge Perez Enterprises Inspection Company, who inspected the home when it was purchased.