FHA Electrical Double Tap

[Steelers74]

I just inspected a house where everything appeared in order and met FHA/HUD guidelines. Afterwords, I get back to my office and receive a call from the buyer's agent wanting me to hold off on the appraisal (confirmed Hold with client). I received a signed copy of the purchase agreement but she stated they were at issue with a condition that the home inspection found that was not observable by me. Apparently, some of the breakers were double tapped. Now, we don't remove the panel cover and inspect each breaker connection behind the panel, so I was unaware until she told me. It is a 1960 built ranch home with the older breakers and the City stated that it is not a code violation but the agent is freaking out claiming it is a health and safety issue. Now, if it is not a code violation since it is grandfathered in and it is not apparent in my inspection but since she told me about it, is this a required repair?
I've been sifting through all my FHA material and am not finding a clear enough reference for me or this cold has got my head to foggy to spot it.

Any advice or experience in a double tapped breaker?

 

[Mr Rex]

Its a pretty simple fix. The 2 wires that are now under the breaker lug need to be spliced together and then only one wire placed under the lug (screw). The splice(s) can be made inside the breaker panel if there is room.

FWIW, there are a few panels with breakers designed to allow double taps, you have to read the fine print on the manufacturers label on the panel.

 

[RSW]

To answer your question: You can't un-ring a bell. Report what you now are aware of. You could ask for a copy of the home inspection report and include it in your appraisal report. Make the appraisal report subject to the repair and subject to an inspection by a qualified professional after the repairs are made. You are not an expert in that field according to your comments.

 

[Steelers74]

Thanks for the advice Mr Rex, it does seem like a pretty simple fix.

And RSW, that is exactly what I knew I would end up doing with this one. I had a feeling it was a calculated phone call by the buyer's agent. I think the buyer's agent saw me as an opportunity to break the stalemate with the seller over this by calling me to tell me about it, knowing I would have to report it and require an inspection/repair. Apparently the seller doesn't think its a problem and is going by the City which states it is grandfathered up to code, but the buyer's are trying to force the issue through my report.

 

[Lobo Fan]

I think this was legal up until fairly recently. If it was code legal when it was installed there is no issue today. If they want to negotiate bringing the electrical up to current code it would include new GFI and those new arc breakers. You could request an inspection for code compliance to calm the waters, but it may not turn into a repair.

 

[jimmyfrank]

Thanks for the advice Mr Rex, it does seem like a pretty simple fix.

And RSW, that is exactly what I knew I would end up doing with this one. I had a feeling it was a calculated phone call by the buyer's agent. I think the buyer's agent saw me as an opportunity to break the stalemate with the seller over this by calling me to tell me about it, knowing I would have to report it and require an inspection/repair. Apparently the seller doesn't think its a problem and is going by the City which states it is grandfathered up to code, but the buyer's are trying to force the issue through my report.

I have learned from experience that you can stay very busy trying to please these agents! Move on ..do your job!

 

[Restrain]

You are not a property inspection, nor are you an electrician. Further, you do not actually know that the issue exists. Rather, someone called and told you about it. Unless it is an obvious H/S issue (open wires, etc) that falls in your area of inspection, do not call for repairs, etc. This issue has arisen through a home inspection, and that can come into play with a negotiated agreement between parties. Now, should the report get a go-ahead, you might comment as to what has transpired. Then the UW can make the call.

 

[Couch Potato]

Thanks for the advice Mr Rex, it does seem like a pretty simple fix.

And RSW, that is exactly what I knew I would end up doing with this one. I had a feeling it was a calculated phone call by the buyer's agent. I think the buyer's agent saw me as an opportunity to break the stalemate with the seller over this by calling me to tell me about it, knowing I would have to report it and require an inspection/repair. Apparently the seller doesn't think its a problem and is going by the City which states it is grandfathered up to code, but the buyer's are trying to force the issue through my report.

Don't fall into the trap of letting someone else define what is a health and safety issue.

 

[Tim The Enchanter]

Sounds like the buyers agent is trying to negotiate a credit for "repairs".

 

[Bob Ipock]

You know.....we as appraisers don't really "require repairs". All we can do it let them know about issue or make our appraisal "subject to" a certain repair. The underwriter can pass it on through with nothing done.

It give me great pleasure to tell a real estate agent that I don't get to "require" anything....all I get to do is point it out. Someone else will be making the decision.