Marc

Study neutral currents? Would you kindly explain, for the benefit of all TIJ users, how would it be possible for a neutral conductor on a properly installed and functional electrical installation to possess lethal voltages? Marc

Hello Chad, I noticed that you're from Rochester, NY. I attended Rochester Institute of Technology there for 5 1/4 years as an EE major. Most beautiful country I've ever seen. Just loved Letchworth. Saw my first snowflake after Thanksgiving break during my freshman year there. I had been studying 'Probability & Statistics' when I took a break after midnight and walked over to my 3rd floor dorm window which overlooks a parking lot. All the cars were white. Asphalt was black as usual. So, I started figuring the probability of those cars all being white but I couldn't arrive at a credible number. Finally, I opened the window and stuck my hand out and snowflakes landed on my hand. It was a light snowfall, too light to see in the darkness or to color the asphalt, but enough to hide the color of the cars. So many good memories. Marc

You've been electrically shocked by a neutral? Neutrals, by design, do not carry significant voltages, only load currents that match the current in the corresponding un-grounded conductor. There's something seriously wrong when any neutral has sufficient voltage to shock you. As for the original post, I don't see anything wrong except that the multi-wire circuit should be fed by a 2 pole breaker. I'm assuming that the existing 2 pole breaker is a 240V and not a 120/240V circuit. Two pole breakers, by design, trip when a fault or overload exists on either or both poles, just as three or four pole breakers will. Marc

One bad thing about multilayered shingle roofs is that moisture becomes trapped between the layers and rots everything from the decking on up. Marc

I teach a 90 minute introductory class on home inspection to first time home buyers every three months. In doing so, I always detail to the class, by example, how widely the expertise of state licensed home inspectors can vary from one to the next and how it can vary much more than their fees do. Marc

A report in .docx (Word 07') or .doc (earlier versions of Word) format might be the best way to review it. That way, the inspector who is reviewing the report can intersperse his comments into it, then return it to the original writer. Marc

Maybe they would catch on if you didn't have to straddle the bowl to get to it. I mean, you just p----- in that thing! Marc

[:-thumbu]!!! Marc

The more subtle, the least obvious and the more consequential they are, the better. These are the findings that tax the inspector the most but they are also the ones that best translate the inspectors fees into service. Marc

Only the UF cable between the disconnect and the hot tub is in violation. 680.42 © permits NM within the dwelling to be used. As the wiring method from the disconnect to the tub is not 'cord & plug' connected, yet measures over 6', 680.21 (A) (1) applies to that particular run of wiring. FYI: 680.42 © Interior Wiring to Outdoor Installations. In the interior of a one family dwelling or in the interior of another building or structure associated with the one family dwelling, any of the wiring methods recognized in Chapter 3 of this code that contain a copper equipment grounding conductor that is insulated or enclosed within the outer sheath of the wiring method and not smaller than 12 AWG shall be permitted to be used for the connection to motor, heating and control loads that are part of a self contained spa or hot tub or a packaged spa or hot tub equipment assembly..... NEC 2008 Marc

680.21 (A)(1) certainly does seem to apply. I didn't know that type Underground Feeder (UF) cable was not permitted for this application. Marc

I'd love to see it too. Marc

Given only the facts that were stated, I don't see an issue. Marc

Jim K.....Would you know where I can find detailed descriptions on furnace categories? Marc

IRC 2006, G2427.3.3 (503.3.3) MECHANICAL DRAFT SYSTEMS 4. Vent connectors serving appliances vented by natural draft shall not be connected into any portion of mechanical draft systems operating under pressure. How do you know that the forced draft furnace is not operating under pressure on this particular unit? It might be at times, but you cannot be certain that it is always so. The wind could come up and the draft could even reverse. That's a purpose of the draft fan...to insure adequate combustion air under less than ideal draft conditions. Marc

Going by what can be seen in the photos...That unit is a forced draft model isn't it? If it is, I wouldn't think that it has draft issues. Also, if it is a forced draft model, you do not want to share that flue with any natural draft, gas powered appliance. Marc

These new, natural gas powered, high efficiency water heaters achieve an efficiency of up to 96%. But even if they were to hit 100%, they would still not approximate the performance of a heat pump which renders heat energy in the vicinity of 300% of the electrical energy that is invested in it. The only problem is that the operating temperature range of the evaporator (outside) half of the heat pump has a lower limit of about 40 degrees. Doesn't bode well for applications in the northern USA unless it's ground sourced. Marc

I must be a sand box drop out because I can't make head or tail out of the above mentioned quote. Of course, I don't mean to doubt your abilities as an inspector. Marc

Hopefully that will be the extent of the infestation. If it turns outs out to be widespread, a fumigation with Vikane gas might be indicated. Marc

I examined the report only briefly. The 'single wall' flue appears to me to actually be 'double wall' B vent flue pipe. There are several other items like this one that I didn't scrutinize too much. Basically, the summary almost reads like the report itself. It makes the report look like two reports, one after the other. A summary should be brief. Mine is a single paragraph, regardless of the house. I once summarized an entire 114 unit apartment complex with a single paragraph. The recommendations are difficult to quickly review because they are scattered throughout the report. Try grouping all recommendations for a particular category (roof, kitchen) together at the bottom of that category page. Makes it easier to find. The best way to check a report is to actually walk through the house with the report in your hand. Lacking that, this looks like a good thorough report. Marc

Correction: To get what you are asking for, perhaps it's time to engineer an off-the-shelf overvoltage relay to open the coil circuit on a magnetic contactor

I don't see why the appraiser cannot simply turn on a faucet and light fixture and then state in the report that the water/electric were available or not. He should certainly not state the proper functioning of any of the systems or appliances. As for FHA inspectors, it is his/her domain to disclose any systems, appliances or fixtures, whether plumbing or electrical, that appear to be non-functional. Since FHA inspections are done only on new construction, this isn't a big deal. As an FHA inspector myself, I get an occasional request for something 'extra'. I screen these and do reject some of them. You have to keep in mind that lenders and underwriters don't give a hoot about your liabilities. Marc

Surge protectors are only intended to bypass voltage spikes that result from a lightning strike. They haven't the dissipation specification to absorb the power that would result from an overvoltage condition. Power conditioners filter harmonics and some may counter undevoltage or overvoltage conditions but, again, they are not intended to correct erroneous values of voltages. Overvoltage relays are common in industrial power generation plants but I've never heard of one being adapted for residential use. Generally, the application of 240 V to a 120V circuit will result in overcurrents that would trip an overcurrent device (thermal/magnetic breaker or fuse) removing power from the affected circuit. To get what you are asking for, perhaps it's time to engineer an off-the-shelf overvoltage relay to open the circuit on a magnetic contactor. The contactor would be wired to interrupt the circuit or feeder. Quite an expense but simply engineered. Marc

I do not look forward to the day when I need to put my house on the market. My expertise will then become my liability. Marc

I wonder about this guy. Is it that he has nerves of steel or is it that he hasn't any nerves at all? Marc