ELECTRICAL SERVICE AND CONSTRUCTION

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Is This Home Up To Code?

When a real estate professional is selling an older home, one of the first questions I get asked is, "Is the wiring in this place up to code"? The answer is usually..."It depends". That'll be a thousand bucks, thankyouverymuch. The real answer is, it depends on if you are referring to the code in effect when the house was built, or the code that exists today for new construction.

The National Electrical Code (NEC) is updated every three years, and is adopted (or not, in some cases) by local inspection authorities usually within a year or so of its establishment as the national standard. The City of Seattle, for example, adopted the 2005 NEC on September 22, 2005, fully 8 months after it was issued (after adding several amendments ). Codes are not retroactive, so a home built (permitted, rather) on September 21, 2005, is subject to the 2002 NEC. Even though a new code came out the next day, before construction ever began, that homeowner would not be forced to comply with it. This is true with older homes as well; the code in effect when the home was built (or permitted) is the only one it needs to comply with. Remember though that the code is a minimum standard, or as many electricians like to say, it's the worst job you can do and still get away with it. Many home inspectors like to point out 'missing' GFCI receptacles in kitchens and bathrooms, but those items weren't even invented until the 1970's, so obviously they would not be Code required if the house predated that era.

All that aside, the real question becomes, "Is the house electrically safe for how my customer intends to use it"? This demonstrates the difficulty in assessing the electrical system: how does the electrician, or home inpector, know what electrical demands your client intends to introduce to the home? Is he going to upgrade the oil furnace or hot water radiators with electric heat; add a microwave, an espresso maker, a Sub-Zero, and a warming oven to the fancy new kitchen? If so, then we need to do a load calculation to determine if the system can handle these additions.

Most older homes are under-powered by todays standards. They simply didn't know we were going to invent all these fantastic appliances and amazing toys that consume so much power. If the electrical panel looks like original equipment, tell your buyer to budget a service upgrade in with all those fancy new appliances. Dedicated circuits are a good idea for kitchen appliances, and you might as well upgrade the kitchen and bathroom outlets to GFCI's. Unless the house is very unusual, everything I just mentioned could likely be done in the Seattle area for under $5,000. It is customary to get two or three quotes, but be wary of any 'lowball' prices; you may get what you pay for. And always, always, use a licensed electrical contractor; it's the only way you can get a valid guarantee.

The author, Gary Darling is a licensed Journeyman Electrician, Electrical Administrator, and Contractor in Washington State.