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.

Are You Getting The RIGHT Inspection For Your Condo?

Homes come in every size and shape conceivable, sometimes leading to questions about what type of home inspection is really needed. Condos, villas and townhomes are often confused when ordering home inspections, making it difficult for your home inspector to provide you with the right type of inspection to fit your needs.

While there are many types of homes that may be part of a condominium association, a true condo consists of several one-story living units in a building that may be several stories tall. These true condos resemble an apartment, will always have at least one door exposed to the weather, and only receive an interior-only inspection as the entire exterior is the responsibility of the condo association and not the owner. Interior-only inspections are offered at a reduced rate from our regular full inspection services.

Villas come in many forms, but will always be a one-story building. Some villas may stand alone, while others may be attached to several other units. These are often referred to as duplexes, triplexes and quadroplexes, depending on the number of units per building. For the purpose of a home inspection, any of these multi-family buildings would be considered a villa if the building is one story and part of a condo association. Some associations are responsible for the exterior of the home, meaning that the owner is only responsible for the interior of the unit and needs an interior-only inspection. Other associations require the owner to maintain the exterior, meaning that the owner would need to have a full inspection, which is priced the same as a single family home.  Sometimes the roof is the only item on the exterior of the home that the owner is responsible for. Other times, the roof is the only exterior item that the owner is not responsible for.

Townhomes are very similar to villas in many respects, but are always two or more stories. Many townhomes will have a garage on the ground floor, with one or two living floors above. If there are two living floors above the garage, it is considered a three story townhome. If a garage is present, we must inspect it since the electric panel, water heater, and sometimes HVAC equipment are typically found in this area. Even if none of the previously mentioned equipment is present in the garage area, it still must be inspected to ensure that the rest of the home would not face potential hazards from conditions existing in the garage.

Be sure to ask your agent and/or association manager to confirm exactly what you are responsible for. If you need help identifying what type of inspection you need, please call us at 941-749-1152. Our friendly and knowledgeable staff are glad to help you find the right inspection to fit your needs. Please visit our website at www.manateehomeinspection.com for detailed pricing on all of the services mentioned above.

Need A Commercial Inspection? We Can Help!

Manatee Home Inspection Services, LLC (MHIS) has been delivering superior home inspection services in the Manatee/Sarasota area since 1999. Did you know that we are also experienced commercial building inspectors?

Inspecting commercial buildings is a lot different than inspecting a home. Since our first commercial inspection of a mini-mall in 2004, we have continued to expand our knowledge about commercial buildings to deliver a superior commercial inspection experience that will exceed your client’s expectations.

Most commercial inspection reports that we have seen from the few other companies that do them contain a lot of disclaimers, a lot of boiler-plate text, and not very many pictures. Our inspection reports include not only the important defects, but the minor ones as well, with pictures of each defect and a narrative explaining the defect. Our goal is to provide the most comprehensive and easy-to-understand report possible, so that your client knows exactly what they are investing in.

Each commercial inspection is different, and different levels of inspection are available. Call us at 941-749-1152 or email us to receive a FREE quote on your commercial project.

Is Aluminum Wiring Keeping Your Client From Getting Insurance Coverage?

Home inspections often turn up surprising results. Even insurance inspections, like Four Point inspections, often turn up surprises that home buyers and even owners are unaware of. When a home reaches 25 to 30 years old, or 10 years for a manufactured home, it will be required to have a Four Point inspection done to obtain or renew insurance coverage. The electrical service panel is one of the areas of the home that is included in this inspection.

Asidefrom double-taps (two wires under one screw), aluminum wiring is one of the most common electrical panel surprises. There are two basic types, single-strand solid aluminum wiring and multi-brand aluminum branch wiring.

Single-strand aluminum wiring is considered a hazard by nearly all insurance companies and can prohibit your client from obtaining property insurance. It is considered a hazard because aluminum is a very poor conductor of electricity compared to the standard copper wiring. This means that the wires have to be much thicker to handle the same amount of current. The connections between wires are prone to overheating due to becoming brittle and have been known to cause fires.

One of the primary methods of remediating single-strand aluminum wiring is installing COPALUM crimp connectors. COPALUM connectors would need to be installed at every junction box in the home and are “crimped” over any aluminum wire connections. The average home has around 100 junctions, and COPALUM connectors range from $32 to $65 installed per junction box. In order to obtain or renew insurance for these homes, documentation of these repairs will need to be provided to the insurance company. A similar product, Alumiconn, has been used for many years to remediate single-strand aluminum wiring, but is rapidly losing favor with many insurance companies and may not be considered a complete remediation.

The other primary method of remediating single-strand aluminum is rewiring the entire home with copper wire. Some homes are still entirely wired with aluminum, while others only have single-strand aluminum wire to some outlets or switches. This makes it hard to know exactly how much to budget to have the wiring replaced. Our clients have told us that the estimates they have received have been in the neighborhood of $6,000 to $8,000 for completely re-wiring their homes with copper wire.

The other type of aluminum wire is multi-strand aluminum branch wiring. This type of wiring is still used today for incoming service lines and/or dedicated to a major appliance, like a stove or air conditioner. Approximately 80% of the homes that we inspect have this wiring present.

According to our e-mail correspondence with Sandra Starnes, Director for the Florida Office of Insurance Regulation, individual insurance companies have the right to choose whether or not they will provide coverage on homes with this type of wiring. After speaking with several insurance agents, the list of carriers that will cover this type of wiring is very short.

For many owners or buyers of these homes, Citizen’s is often the only option for guaranteed insurance coverage. Even then, getting the policy written can be a major hassle for the client and their insurance agent. We have gotten several calls from clients who have stated that Citizen’s would not cover their multi-strand aluminum branch wiring. Citizen’s issued an agent informational e-mail on March 26, 2011 in reference to this issue that states: “Homes with aluminum main service wires and heavier 240 volt circuits that feed major appliances (e.g., dryers, ranges, air conditioners) are eligible for coverage with Citizens.” Many agents within Citizen’s are still unclear about the differences between different types of aluminum wiring.

Should you or your client have difficulty obtaining insurance coverage over this issue, please call us at (941) 749-1152 and we will be happy to assist you in clarifying the issue.

Click here to find out what the International Association of Certified Home Inspectors (InterNACHI) has to say about aluminum wiring.

What is a Four Point Inspection and Do I Need It?

Manatee Home Inspection Services, LLC inspects hundreds of homes every year for various reasons. The most common inspections are for real estate transactions and/or insurance. Four Point Inspections are the most common insurance inspection that we do for our clients, particularly since homes that are 25 to 30 years or older, or manufactured homes 10 years or older, are required to have one done to obtain or renew property insurance coverage.

A Four Point Inspection form provides the insurance company with a fairly accurate assessment of the home’s risk of damage due to a failure of one of its major systems. NEVER provide the insurance company with a copy of the full inspection report where your inspector was looking for defects that would affect the real estate transaction. Most of the defects we find are minor, however insurance companies have been known to make a mountain out of a mole hill over these minor defects, causing major headaches for home buyers.

The four major systems covered by a Four Point Inspection are:

·         Electrical Panel – includes the age, service amperage, wire type(s), brand name, and any hazards of the electrical service panel

Common Defects: Double-taps (twowires under one screw), aluminum wiring (single or multi-strand) and hazardous electrical panel brands (like Stab-Lok). Any of these defects will affect insurance coverage and/or availability.

·         HVAC – includes the age, type, portability, and functionality of the home’s heating and air conditioning equipment, including stoves and fireplaces.

Common Defects: Central heating system does not work and heat is supplied by space heaters. Homes in Florida must have a permanently-installed heat source in order to obtain insurance coverage. The very presence of portable space heaters, even with a working permanently installed heat system, could affect the insurability of the home.

·         Plumbing – includes the age, piping material, functionality, and presence of leaks for the home’s plumbing system, including the water heater.

Common Defects: While all leaks are a concern, leaks from the water supply lines and/or water heater are the most common defect that will affect the insurability of the home.

·         Roof – includes the age, remaining useful life, material(s), and condition of the home’s roof system, including any signs of leaks or damage.

Common Defects: If the roof is within less than 3 to 5 years of the end of its useful life, or has defects such as heavy granule loss, missing/lifted/curling shingles, missing tiles, severe corrosion (metal roofs) or visible sagging in the roof deck, the insurance company will likely require that a new roof be installed in order to obtain or renew insurance coverage.

While your inspector will be reporting on all of the above mentioned systems, it is important to note that a Four Point Inspection is much less comprehensive than and is not a replacement for a full home inspection. A Four Point Inspection, depending on the age and condition of the home, could take as little as 15 minutes to complete. An average full home inspection takes around 1 to 2 hours, even when the home is in good condition. It is also important to note that a Four Point Inspection does not cover any defects in the structure of the home itself, which could cause major issues for a home buyer if these defects are not found like they would be during a full inspection.

The only exception to the previously mentioned age rules for a Four Point Inspection requirement is for clients who have property insurance coverage with or are seeking coverage with State Farm Insurance. Recent company policy changes include a much more comprehensive Four Point Inspection form than what other insurers require (most companies want the Citizen’s form), and requiring this form for all homes that are 6 months old or older.

The new form that State Farm requires is closer to a full inspection than it is to the traditionally accepted Four Point form, including information about the home’s appliances, pool, detached structures, energy sources, and overall condition. While it is still not a replacement for a full inspection, the State Farm Four Point form is much more comprehensive. It is also important to note that State Farm Insurance agencies cannot write State Farm policies within 2 miles of any coastline. In these cases, the Citizens’ Four Point form is still acceptable.

For more information about Four Point Inspections, or to schedule your Four Point Inspection for only $75 (discounted to $50 when done with a full inspection), please call our office at (941) 749-1152.

Now Included with Every Full Inspection!

There is a lot more to referring a home inspector than just the report. These value-added services are now included with EVERY Full Inspection to help you sell more homes!

FREE Appliance Recall Check with Lifetime Recall E-mail Alerts. 

In addition to the RecallChek report, your clients will also receive a monthly e-mail alerting them of any new recalls - with YOUR (their agent's) contact information at the top of every e-mail!

Your clients will also receive one phone call approximately 25-30 days after the inspection from a security system representative to notify them of the home security system discounts they are eligible for as part of the RecallChek & RecallTrak program.

FREE 90-day Limited Home Warranty

Also included with every full inspection is a FREE 90-day limited home warranty. This warranty is designed to work in conjunction with any home warranty already offered.

For example: If a stove breaks that is covered by both warranties, they would call their primary warranty first to have the item repaired or replaced. If your warranty charges a $100 deductible for the claim, they would then be able to place a claim with Residential Warranty Services, our partner, and be reiumbursed their deductible from the other warranty!

Please feel free to call us at (941) 749-1152 or e-mail us with any questions you may have.