4-Plex home wiring

It may have seemed like a good idea at the time, but the photo demonstrates a homeowner DIY project that creates an unsafe situation.  At this home inspection I found that a previous homeowner had taken on a remodel project in the basement.  The front half of the basement had been finished to include a bedroom and family room.  The back half of the basement remained storage, utility and a small bathroom. 

While inspecting the electrical system I found that the electrical power to the finished bedroom and family room was provided via this 4-plex outlet located at the ceiling in the utility room area.  The DIY electrician simply ran the electrical outlet and lighting for the front half of the basement up to the 4-plex outlet, terminated the wiring with a replacement plug, typically used to repair an extension cord.  The electrical panel was full and had no room for additional breakers, so I guess this seemed like an excellent solution. 

The problem lies in the fact that the panel, as well as this basement circuit were over loaded.  In addition using an extension cord repair plug as part of a permanent electrical circuit.  Both of these conditions pose a potential hazard.  My recommendation to the buyer was to have an electrician assess the electrical system and provide recommendations to resolve these issues.

Knob and Tube Wiring

Back in the day when homes were first wired for electricity, knob and tube wiring was state of the art.  All in all, a pretty good system… prior to the 1930’s.  On many of the home inspections I do on older homes, I come across knob and tube wiring that is still live but should be removed and replaced.  Unfortunately, over the years, this type of system is prone to problems due to age, damage, improper alterations and deterioration.

Knob and Tube Wiring

As I said, this type of wiring was fairly common in homes prior to the 1930’s.  The system was made up of porcelain insulators, (knobs and tubes), wiring with a protective cloth insulative covering, and cloth electricians tape. The knobs were used to route wires through unobstructed areas, and the tubes were used to route wiring through studs and joists.

Knob and Tube wiring did have a few safety features:

• Suspending the wiring in open air via the knob allows heat to be efficiently dissipated.
• Porcelain tubes provided additional protection to wiring passing through studs and joists.
• It was common to install the wiring near the center of studs and joists, away from potential nail damage
• The hot and neutral wires were typically separated by at least 3 inches with the exception connections at junctions or fixtures.
• Additional protection was added in the form of insulative sleeves from the last knob to the fixture where 3 inch separation could not be maintained.
• Splices were formed by wrapping one wire around the other and soldering them together and wrapping the exposed wire with electricians tape.  Knobs were then placed 4-6 inched from the splice to eliminate stress to the connection.
• Wiring was typically pulled tight and run at right angles.  Wires were not to be placed across the tops of joists where they could be damaged.

The downside of the Knob and Tube system was:

• The system did not include a ground conductor
• Switches were typically placed on the neutral wire, allowing the circuit to be switched off, but not the current.
• Exposed wiring was subject to damage in areas used for storage in attics and basements.

Through the years however, this type of wiring is subject to a variety of problems.  Improper alterations made to the original system can pose significant safety issues.  From a safety standpoint, unfortunately the electrical system is one of the systems in a home that can have installations that are wrong or dangerous and till work. 

Addition of new branches and fixtures to the original system is a common problem.  Added lights and outlets require more current.  More current blows fuses.  The solution:  Bigger fuse. Bigger fuse results in increased heat generation in the conductors (wires). This increased heat breaks down the insulation, making it brittle, eventually disintegrating or falling off.  The heat generated by ceiling fixtures, and higher temperatures in unvented attics also contribute to the degradation of the insulation of Knob and Tube wiring.  It also seems that critters like the chewing on and gathering the insulation for their nests.  At a recent home inspection I had entered an attic which had Knob and Tube wiring.  I turned around in a cramped area and noticed that I nearly came in contact with bare wires running along an entire wall. 

As we became more energy conscious, and homeowners got tired of drafty houses and high heating and cooling costs, homeowners started adding additional insulation to their attics and walls. Refer back to the list of safety features for Knob and Tube wiring.  You will see that the first one suspending the conductors in open air dissipates heat.  Adding loose, blown or batt insulation over Knob and Tube wiring counteracts the open air heat dissipation. Adding insulation on top of Knob and Tube wiring is a fire hazard. 

In conclusion, there seems to be a growing concern amongst homeowners insurance companies with respect to this old wiring.  My recommendation when finding Knob and Tube wiring at a home inspection is that the client have a qualified Electrician inspect the wiring for safety and potential replacement.  

Home Inspectors, HomePro Home Inspections. Rick Erickson, Rochester MN, Southeastern, MN. 507-202-8942 http://www.homepro-inspection.com

Unsafe Electrical Outlet

This is one of those Oh My Gosh… things home inspectors frequently come across that I wanted to share.

Electrical safety is important in a home, especially if you have small children.  On a recent home inspection on an older foreclosure, I came across several baseboard duplex outlets looking like the one above.  These duplex outlets had been added several years ago when the home electrical was upgraded. 

The home was empty, but I suspect that the previous owners had small children as they took the time to install child proof covers over the plug outlets. Even though the previous owner had taken the time to cover the plugs with child proof covers, they left dangerous openings that would allow small fingers access to the electrical connections within the box. 

Obviously, this issue could be resolved by simply placing cover plates over the duplex boxes.

Home Inspectors, HomePro Home Inspections. Rick Erickson, Rochester MN, Southeastern, MN. 507-202-8942 http://www.homepro-inspection.com

Home fires are dangerous and devastating.  Each year fires cost nearly 347 billion in the United States. Costs can include medical treatment, property loss and damage, fire department costs, and lawsuits, just to name a few.  Even worse, some 3200 people, including 85 firefighters lose their lives each year.  Clearly, fire protection and prevention is essential to you and your family.

You can help to make your home safe and secure by using a few precautionary steps.  You can start by using the checklist below.

*Perform a thorough inspection of smoke detectors once a month by pressing the test button.  Change your smoke detectors batteries twice a year, when you reset the clocks for daylight savings time.  There should be one smoke detector in each bedroom, and a minimum of one detector on each level of the home.

*Put together a list of emergency fire, police and medical phone numbers and keep it near your house phone. You could also program the numbers into the cell phones of adult family members in case you have to leave the house before placing the call. Teach your children how to call for help in case of an emergency.

*Keep your house or rural fire number clear and visible from at least 20 feet away. If trees or bushes are obscuring the house or rural fire number, trim the foliage back.  It is important that emergency personnel can readily see these numbers.

*Flammable liquids should be kept away from heating sources. During many home inspections I find Paints and thinners stored in the area of the furnace and water heater. Store them in a cool location away from paper products and cloth materials. Storing flammable liquids and materials in the utility area around the furnace or water heater should be avoided.

*Although a newer concept in residential homes, consider investing in residential fire sprinklers. If your home already has them, they should be inspected by trained professionals on a regular basis.

After completing your Inspection checklist, it is important to sit down with your family and create a detailed emergency plan.  Determine at least two ways of escaping from every room in your house.  If you have upper floors to your home, you may want to consider purchasing chain link safety ladders for each bedroom.  Also, take the time to determine a safe meeting place outside of your home that everyone would go to in case of an emergency.  Have your family practice a couple of times a year and make sure that everyone has memorized how to get out of the house, and where to meet. Knowing that everyone in your home knows how to escape a fire emergency, and where to meet will help you to rest easier. 

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

This home inspection video shows an improper exterior electrical installation.  The past homeowner needed electrical power to the outside, so he went ahead and drilled a hole through a basement window frame and ran a wire through it.  The hole wasn’t sealed, so outside air, bugs and possibly moisture could enter the home.  In addition the wiring was not exterior rated, and it should have been in a conduit.  The upside is that the electrical box was an exterior rated box, however, the outlet was not ground faulted to protect against electrical shock.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

In this home inspectors video, you will see where a home owner has used an extension cord a permanent wiring. The cord is run from one room to another, through the ceiling and down next to the electrical panel. In my home inspection report, I recommended to the home owner that they have an electrician provide proper wiring and a duplex receptacle to meet their needs. If you enjoyed the following video by our home inspectors, and would like to see more like it, please leave a comment.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Charred Wire In Electrical Panel

 In addition to the spider, I found three wires that were charred due to arcing and overheating in this electrical panel at this home inspection.  It goes without saying that this client was very fortunate to have not had an electrical fire.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Power Strip Attached To Water Line

During a recent home inspection I came across a power strip that was being used as permanent wiring.  The power strip was twist tied and duct taped to a water line supplying an external hose faucet.  The home owner was watering the lawn that day, the Air Conditioning was off and it was moderately humid.  As you can see from the picture, the water line was dripping with condensation.  Of course, it was recommended that this power strip be removed from the copper water line, and to insulate the exterior water lines to eliminate the condensation when watering the lawn.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Routing water away from the foundation is the first step in preventing basement wetness problems.   Making sure that your gutters and downspouts are clear of debris will ensure that they are functioning properly.  Extensions on the downspouts will move water away from the structure.

Just like your roof is sloped to shed water, the soil and any driveway/patio slabs around your foundation should be sloped for the same reason.  The soil, and sometimes slabs next to the foundation often settles after a home is built.  This causes the water that hits the side of the house to run toward and settle against the foundation.  Soils that are saturated with water will increase the soil pressure on the basement walls, which can lead to basement wetness, cracks, shifts, bowing and other potential structural problems.

A minimum of 2 inches rise to every 6 feet of run will help to divert water away from the foundation.  In some cases it is necessary to place impermeable sheeting under the soils or decorative material near the foundation.

Make sure that window wells are constructed correctly, with drains linked to the foundation drains. Soil elevation in the window well should be several inches below the bottom of the window and sloped to the drain. A drainpipe filled with gravel is a common way to create the drain.

Most home inspectors find that the dampness in basements can usually be traced back to lack of gutters and downspouts and/or poor drainage at the foundation.   By correcting above-ground problems you can help to prevent structural damage to your home, as well as dry up those basement damp spots.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com

Emergency garage door release

Most homeowners have automatic garage door openers to save themselves and their vehicles from the extreme Southeastern MN. weather conditions. It’s a great convenience and one that is often taken for granted until the day you lose all electrical power. You have somewhere you need to be and you can’t get in or out. Now what do you do?

Your garage door opener will have a short rope with a red “T” handle hanging near the drive unit. Pulling this T handle will release the door from the drive chain or belt, allowing you to manually operate the door.

Your home inspector suggests you test the emergency release from inside the garage, with the door down to make sure it works properly.  It is VERY important to do this test with the door in the down position. If the springs are not adjusted properly, a released in the up position can crash to the ground!  The rope with the T handle will release the door with a slight pull.  The mechanism will re-engage when you move the door or run the opener.

When performing this test, have someone else outside the door. If there are any problems, they will be there to assist you. If you have questions, contact you’re your local Rochester MN, or Southeastern MN garage door company for details or to offer an explanation.

Rick Erickson, Home Inspector, HomePro Home Inspections. Rochester MN, Southeastern, MN. 507-202-8942. http://www.homepro-inspection.com