Step-By-Step Electrical Repairs Guide

Electrical defects are a commonly found during most full and Four Point inspections. In addition to being a hazard to your home, your insurance company may not allow you to insure or renew your insurance on your home. This guide is designed to inform you, as a homeowner, what these hazards are and how to get them repaired.

Step 1: Identify the Hazard Present

There are a variety of hazards commonly found in electrical panels. Below are the most common hazards and why they need to be addressed.

Double-Taps: This is when two or more wires are secured to a screw that is only designed to hold one wire. Each wire must be under its own screw with the exception of two bare copper wires of the same diameter that are smaller than a #10 wire on the neutral buss bar. These repairs are typically only take around 15 minutes and little to no parts. If the double tap is on a breaker (Hot Wire) and you have no more slots available for additional breakers, Tandem Breakers or Square-D QO-style breakers may be an option, both are designed to hold more than one wire. We also sometimes see a whole-home surge protector, installed by the electrical company, double-tapped on the main service line. These surge protectors must be on their own dedicated breaker. Insurance companies will not provide coverage to homes with double taps of any kind and will require all double-tapped wires to be relocated.

Out-Dated Fuse Panel: Fuse panels began being phased-out in 1976 for the more practical modern circuit breaker panels. Not only do circuit breaker panels typically handle more electrical load than fuse panels, but the breakers do not need to be replaced if tripped like fuses do. Many people, when faced with a constantly tripping fuse, will insert a penny into the fuse base to stop the tripping. This does not allow your fuse panel to protect you if there is an issue in your electrical system. Insurance companies in Florida do not provide coverage to homes with fuse panels and will require it to be replaced with a modern circuit breaker panel.

Stab-Lok Brand Electrical Panel: Stab-Lok panels began appearing in homes in the 1970’s up to the early 1990’s. It was discovered in 1983 by the Consumer Product Safety Commission that the various components of these panels have a 40% to 60% failure rate, but it was decided that a recall would be too costly due to the number of panels on the market. The main hazard is that even when in the “OFF” position, the breakers do not cut off power to their circuit. It’s almost like having no circuit breaker protection at all, and can cause serious issues if you need to make any electrical repairs in the home. Insurance companies in Florida will not provide coverage to homes with Stab-Lok brand panels and will require it to be replaced with a modern circuit breaker panel.

Zinsco Brand Electrical Panel: Zinsco panels are another brand of panel that began appearing in the 1970’s but was later deemed hazardous. The breakers in Zinsco panels have been known to melt and fail, meaning that power to that circuit cannot be turned off if needed. Insurance companies in Florida will not provide coverage to homes with Zinsco brand panels and will require it to be replaced with a modern circuit breaker panel.

Aluminum Wiring: Single-strand aluminum wiring has been considered out-dated since 1976. Aluminum is a very poor conductor of electricity, often causing the wire to become brittle at the connections. Brittle wires can lead to overheating or fire. Larger aluminum multi-strand wires are okay if they are used for the main service line or to a major appliance only, although some of our clients have reported difficulties obtaining insurance with certain carriers because of the aluminum multi-strand wire. Insurance companies in Florida will not provide coverage to homes with single-strand aluminum wire present. There are two main methods of remediation: 1.) Crimp Connectors: a special metal fitting is crimped on to every aluminum wire connection in every junction box in the home. There are an average of 100 to 200 junction boxes in the average home, and the average cost is $32 to $64 per junction box. 2.) Remove all single-strand aluminum wiring and replace it with copper wires. Your insurance company will most likely require receipts to verify that the remediation is complete.

Missing Components: It is common for us to inspect panels that are missing their inside cover or have breaker knock-outs missing from the inside cover. These covers are designed to prevent any objects (or people) from accidentally coming in contact with live wires. Replacement parts for most panels can be purchased at Home Depot or Lowes.

Exposed Wiring: The wiring coming in and out of the top (or bottom) of the panel should be covered to prevent damage. A simple wood or metal box called a chase can be constructed to fit over and protect the wires.

Step 2: Have Repairs Made by a Licensed Electrician

Once you have identified the type of repairs that you need, hire a licensed electrician to do the repairs for you. These types of repairs are better left to professionals due to the nature of electricity and the various codes surrounding electrical work. These codes change and it is important to have an electrician who is current with both electrical codes and Florida insurance requirements.

We recommend Shane Johnson at Johnson Electric who can be reached at 941-812-6835 and Phil Bellmore at Bellmore Electric who can be reached at 941-779-6148.

Step 3: Have Your Repairs Documented

If you are submitting a Four Point form to your insurance company, you will be required to show that your electrical system, among other things, is in good working order with no defects to mention. You can call us to come re-inspect your electrical panel for $50. You can also take clear digital photos of the repairs yourself to save the cost of the re-inspection fee.

If you need more information about home inspections, preparing for inspections, or preparing your home for sale, visit our full-service website at www.ManateeHomeInspection.com or call us at 941-749-1152 to speak with our friendly and knowledgeable staff.

Hurricane Season 2014 - Are You Prepared?

  

Hurricane Season 2014 is well underway. With the arrival of the first storm of the season, we want to make sure our clients are prepared for what may come this season. Being prepared for a storm will greatly affect the impact on your household in the event that a storm does hit our area. Below is a list of things that every Floridian can do to prepare themselves and their home for a major storm emergency.

  

Make sure your home is ready. Window and door protection is a major component in protecting your entire home. If a window or door is compromised, wind entering the home causes uplift, which could potentially blow the roof off of the structure. Replacing the windows with impact glass is the preferred method, but a variety of shutter options are available at every budget.

Hurricane clips or straps in your attic also dramatically reduce the risk of structural damage. If an opening is compromised, these metal connectors will ensure that your roof stays firmly attached to your walls. If your home does not have them, they can be installed for a few hundred dollars over a weekend. Any storm-mitigating features like shutters or hurricane clips/straps can also reduce your insurance premiums with a Wind Mitigation Inspection.

Food and Water – Stock at least 2 weeks of non-perishable food and water for each member of your household, including pets. After a major storm, it can take days or weeks to restore power in heavily damaged areas. Dehydrated food that is typically used for camping rations is a great choice as it can sometimes last for several storm seasons before it expires.

Super-chlorinate your pool, don’t drain it! – Draining an in-ground pool or spa all of the way could seriously damage it. If a storm is on the way and flooding is your concern, drain your pool a maximum of 6” to alleviate these concerns. Adding extra chlorine to your pool before a storm allows you to use the pool water as a source of potable water in the event of damage to public water lines. The extra chlorine will also prevent mosquitoes from breeding in the standing water. If you have an above-ground spa, add extra chlorine and cover the spa. The cover will protect your water supply and covers are very inexpensive to replace if damaged.

Practice Generator Safety – First, make sure that your generator is appropriately sized for the appliances that you intend to run off of it. Some generators are large enough to power most of your home, while others are just large enough to power a few small appliances. Most generators are available for $300 to $4,000 depending on the size. You can even have a generator permanently installed to your home for $12,000 - $20,000, depending on your needs. Do not attempt to permanently install a generator yourself, it requires the installation of a transfer switch, which must be installed by an electrician to prevent sending power back up the line.

Make sure that any extension cords that you are using are for outdoor use and are appropriately sized to handle the load. Make sure that the generator is at least 10 feet away from the home. Exhaust fumes can enter the home through soffits and windows. Never run a generator on a porch or in a garage, even if the door is open, because carbon monoxide, a toxic odorless and colorless gas, is a by-product of generator use. Install carbon monoxide detectors in each sleeping area to protect your family from this silent killer.

Your generator will need to be protected from rain by a small roof or other covering that does not touch the generator or trap exhaust fumes. When plugging in appliances, always start with the largest loads first, like a refrigerator or air conditioner. Never attempt to re-fuel your generator while it is running as a fire could occur.  

Make sure that you have made shelter arrangements, for you and your pets. – Storms can pick up intensity very quickly, often changing plans to ride out the storm at home. Which shelters are open depends largely on each emergency and how many people it will affect. It is a good idea to identify at least 3 shelters in your area since not all of them may be open in an emergency. Many animals are displaced during storms because their owners could not take them to the shelter with them. Pet-friendly shelters do exist, and most take up to 4 caged domestic animals. There are only 3 pet-friendly shelters in Manatee County, they are:

Braden River High School – 6545 SR 70 East, Bradenton

Manatee High School – 1000 32^nd Street West, Bradenton

Mills Elementary School – 7200 69^th Street East, Palmetto

The items that you will need for each of your pets are:

·        Copies of licensing, microchip and vaccination records

·        Two weeks supply of any medications they require and a list of any medical conditions/allergies

·        Two weeks supply of food and a manual can-opener (if you use canned food)

·        Kitty litter (not just for cats, great if an animal throws up for instance) and litter box with cleaning supplies

·        Tag, leash and harness

·        A picture of you with your pet to prove it is yours

·        Portable carrier/crate with food and water dishes that attach to it

·        Pet first aid kit

When leaving for the shelter, there are many things that you and your family will need for your stay. Each family member should have an “Emergency Bag” labeled with their name and filled with the following:

·        A change of clothes

·        A flashlight with an extra set of batteries

·        Travel size toiletries – mouthwash, deodorant, hand sanitizer, body spray, etc. Showering is not typically an option at most shelters, bring what you need to meet your hygiene needs and prevent the spread of germs.

·        Two bottles of water

·        A poncho

·        A roll of duct tape

·        A whistle

·        A small battery-operated radio with extra batteries

·        Granola bars or other portable, non-perishable foods that do not require cooking. Meal times are structured at shelters, and you may become hungry long before meals are served. MRE’s, ready-to-eat meals used frequently by the military and campers, come as a complete meal with their own means of cooking that do not require power, just water. Apple sauce that comes in a pouch is tasty, convenient, keeps for months, and great for kids who may balk at other options.

·        A copy of the person’s birth certificate and identification

·        First aid kit

·        A least a week’s supply of any required medications, two weeks is preferred. Put these in a zip-lock bag with a list of that family member’s known medical conditions and allergies.

·        For children: also include names and cell phone numbers for parents, grandparents, and close family friends in case they get separated. Make sure your child knows where this information is in their bag. Also include crayons and a coloring book to help keep them entertained while you wait for the storm to pass.

If you need more information about wind mitigation and hurricane preparedness, home inspections, preparing for inspections, or preparing your home for sale, visit our full-service website at www.ManateeHomeInspection.com or call us at 941-749-1152 to speak with our friendly and knowledgeable staff.