Are You Up To Code....Panel Wiring 101...
Fellow Active Rain member and friend Michael Thornton brings to our attention a good post on electrical boxes safety and re-sale home inspections. Please leave your comments on Micheal's page. See you in the Rain!
Panel Wiring 101...
As a licensed home inspector for the State of TN, there are guidelines that we must follow when inspecting a property. I cannot speak for other home inspectors in other states as each state, if licensed, has their own guidelines for inspecting. Here in Tennessee we must open electrical panels provided that the conditions are safe for the inspector. The purpose for this is that many properties have irregularities in the wiring system or panels. Most of these have been deone by creative home owners, handymen who thought they knew what they were doing, or electricians wanting totake short-cuts.
The picture to the left shows an older panel with wires tapped off the top of the main bus lugs which are leading to another panel. This is not unusual to see in older properties. As the need for energy increases, many older panels do not have the capacity to meet the demand, hence taps such as this one.
The problem here is that the wires leading to the newer panel do not meet the amp load capacity of the main breaker which is 125 amps. The wires are rated to handle 60 amps. Under the right conditions, these wires could overheat causing a fire within the panel.
The wires from the box above go into an older style fused panel. The issue withthis panel is that there are holes in the tops and sides of the box. Should an electrical fire develop within the box, flames go through the holes igniting dust within the wall cavities.
I always recommend that older fused systems be updated as many home owner insurance polices will not insure homes with fused panels. If they do, they will charge an additional premium to do so.
This posting and the contents herein is the intellectual property of Michael Thornton, CEO of Complete Home Inspections, Inc. CHI gives exceptional service and provides the highest quality residential and commercial inspections in the Brentwood, Franklin and Nashville, TN real estate markets. We also service the area surrounding Davidson and Williamson County TN. This post is a contribution to the ActiveRain Real Estate Network.
For all your inspection needs in the Brentwood, Franklin & Nashville TN real estate marketsCall us today:Complete Home Inspections, inc.The guys with the hats...615.661.0297Brentwood, TNScan the QR code below for business card info
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