Electrical-System Problems
Not Revealed by Inspection
Question: My wife and I recently purchased a home for $216,000. The home went through the usual inspection process, and some repairs were made to a toilet and counters. Recently my wife and I found that our (circuit) breaker would go off when the double oven was being used. I also purchased a uninterruptable-power supply for my computer system, and when I plugged in it, I found that there was a wire fault. We also have discovered that several light switches are not working properly. An electrician from our home warranty service came in, and he found these items had all been improperly installed, but they were not defective. Since the home warranty only covers defective equipment but not faulty installation, do I have any recourse for getting these items repaired? Are there organizations (government or other) that can give me assistance or advice?
Q&A: Is a lease-option arrangement a good deal?
Answer: One of the things that a home inspector is expected to check is the electrical system of the home. While a complete check of the system is not practical, I expect the inspector to look at least at a representative sample of wall plugs and light switches and all the circuit breakers. Most are easily checked and problems easily discovered. I'd call the inspector and see if his or her insurance will cover these problems. Keep in mind, however, that inspectors include many caveats in their reports excluding them from liability. You may want to check with ASHI, the American Society of Home Inspectors (800-743-ASHI). It offers a minimum "standards of practice," which inspectors are expected to follow. If your inspector was an ASHI member, and if he failed to meet their standards, you will want to contact them to see if they will intercede for you. Unfortunately, few states license inspectors at this time, so you probably have no regulatory body to turn to.
Mr. Irwin has more than 25 years' experience as a Los Angeles-area real-estate broker. He is the author of more than two dozen books about real estate and is recognized as one of the most knowledgeable writers in the real-estate field. Mr. Irwin's most recent book is "Tips & Traps When Buying a Condo, Co-op or Townhouse," (McGraw-Hill, 1999).
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Mark, Orange County, Calif.
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