inspectorwill Posted July 28, 2011 Report Share Posted July 28, 2011 Looking for opinions and recommendations on older home inspections with BX wired directly to appliances such as garbage disposals, electric ranges, hoods, etc. Quote Link to comment Share on other sites More sharing options...
Mark P Posted July 28, 2011 Report Share Posted July 28, 2011 An old Applience with an equally old electrical connection - I don't say much if anything; except that it is old. It seems most people buying a house that has old appliences plan on buying new ones when they move in. Quote Link to comment Share on other sites More sharing options...
Jim Port Posted July 28, 2011 Report Share Posted July 28, 2011 Is your concern the direct wiring or the cable type? Even new appliances are direct wired, although a means of disconnect is sometimes required. BX and MC cable are currently utilized wiring methods. Quote Link to comment Share on other sites More sharing options...
Jim Katen Posted July 28, 2011 Report Share Posted July 28, 2011 Looking for opinions and recommendations on older home inspections with BX wired directly to appliances such as garbage disposals, electric ranges, hoods, etc. What sort of concerns do you have? Quote Link to comment Share on other sites More sharing options...
inspectorwill Posted July 28, 2011 Author Report Share Posted July 28, 2011 Primarily that there are no means of disconnect at the appliances such as the dishwasher and disposal as required by current standards. I understand not much will comply with current standards when it comes to older homes but clients can become unhappy when they make upgrades and are surprised at additional costs that may be incurred. Quote Link to comment Share on other sites More sharing options...
Jim Katen Posted July 28, 2011 Report Share Posted July 28, 2011 Primarily that there are no means of disconnect at the appliances such as the dishwasher and disposal as required by current standards. I understand not much will comply with current standards when it comes to older homes but clients can become unhappy when they make upgrades and are surprised at additional costs that may be incurred. In most cases, a lockout at the breaker will suffice. And it's cheap. Quote Link to comment Share on other sites More sharing options...
Jim Port Posted July 29, 2011 Report Share Posted July 29, 2011 A single pole switch used to operate the disposal can count as the disconnect. The breaker lock for the DW is probably less than $10. Quote Link to comment Share on other sites More sharing options...
hausdok Posted July 29, 2011 Report Share Posted July 29, 2011 Primarily that there are no means of disconnect at the appliances such as the dishwasher and disposal as required by current standards. I understand not much will comply with current standards when it comes to older homes but clients can become unhappy when they make upgrades and are surprised at additional costs that may be incurred. So educate them. Something like, "You know, that disposal is really old. When you replace it, you'll have to either install a lockout in the panel so that it can't inadvertently be turned on when someone's working on it or you'll have to install a new cable and plug on it and rewire that BX there with a receptacle so that the disposal can be unplugged when necessary." Ten seconds is all it takes. I always tell 'em that home inspectors can't find every single thing wrong with a home and that there are sure to be some latent issues missed or unexpected expenses later. I point out that a house is a huge maintenance item waiting to ambush their pocket books and tell them if they're not ready to recognize that reality they might want to rethink homeownership. Works for me. ONE TEAM - ONE FIGHT!!! Mike Quote Link to comment Share on other sites More sharing options...
John Kogel Posted July 29, 2011 Report Share Posted July 29, 2011 One item I watch for is the older wiring to the range. Usually there's a newer range sitting there. The wire gauge in pre 70's houses tends to be undersized, like #10, for a 40 amp breaker, and the BX grounding could be flaky. I don't pull the range out to see what's what, but I will comment on the antique feeder being possibly inadequate, and that they should upgrade the wiring. Quote Link to comment Share on other sites More sharing options...
gpdewitt Posted July 29, 2011 Report Share Posted July 29, 2011 Along the same lines, older homes with original kitchens and gas appliances sometimes only have 15A available for the stove. It was just there to run the light and exhaust fan. New owners come along and may expect to remodel or just upgrade appliances, maybe with a 1000W microwave instead of the range hood, or a convection, partially electric range, and there is just not enough capacity there. They need to know there will be electrical work ($$$) first. Quote Link to comment Share on other sites More sharing options...
allseason Posted August 17, 2011 Report Share Posted August 17, 2011 I'm a little late on this one. I tell my clients that if they are planning on renovating a kitchen they should get an electrician involved from the onset, so that the don't discover that after allready going over budget they now need a service upgrade when he shows up to wire the place. Quote Link to comment Share on other sites More sharing options...
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