The Standards of Practice for Home Inspectors in Seattle and all of Washington State are what one would describe as “Minimum Standards.” They provide a “guideline” for basic performance. This is true of all Standards of Practice for our profession----whether these Standards are State mandated or derived from one of the Home Inspector Associations like ASHI, InterNACHI, NAHI or CREIA. Some inspectors use these SOP’s as a way to define “only” what they will do. In other words the “minimum” becomes the “maximum.” While this business model may meet the requirements of their License or membership in an Association, it does not provide much in the way of service to the buyer. But this tangent is not what I am here to talk about today. Washington State Standards of practice has several things that are quite different from other Standards of Practice around the country. One of those differences is the requirement that we will report, “The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined,” and we will report, “When no connection to a service grounding electrode can be confirmed.” In other words we are checking to see if the house electrical system is properly grounded. Without going into all the technical details, and the myriad ways to achieve electrical system grounding, I want to state that this can actually be quite difficult and I expect that many inspectors fall back on the “…when same can be determined,” part of the requirements. I have always taken this part of the inspection very seriously. It was part of what I looked for even before our Standards of Practice came into play. One of the basic means of achieving grounding----especially in older houses was for the electrical system grounding conductor to be attached to the incoming water pipe. This connection was preferably attached previous to the main water shut-off. Think of it as using that long length of buried pipe between the house and the street as the “grounding electrode.” It was not uncommon for houses to have this wire connected to the piping somewhere in the run of pipe “after” the water shut-off or especially in homes with no interior water shut-off. The reason why the wire should “technically” be located street-side of the water shut-off----or right where it comes though the foundation for example----is that it is less likely to become “compromised.” These compromises happen in many ways----and I find them often. As an example, let’s say the system is grounded to the water pipe at the water heater which is five feet away from where the pipe comes into the basement. Mr. Homeowner decides the wants a water filter installed and does so in that section of pipe between where it comes through the foundation and where the grounding wire connects to the pipe at the water heater. Because the filter is plastic we now have lost proper grounding of the house electrical system. It would not be accurate to say the system is “not grounded” however, because there is still a path to ground back at the utility company transformer----wherever that is. What is lost is redundancy and “proper” pathways to ground. Another common way the system is compromised is when repairs to the piping are made----as in metal pipes being replaced with plastic pipes. Here is another example of how the system can become “compromised.” In this first picture we can see the grounding clamp and wire connected to the cold water pipe near the water heater. When the house was originally built this connection provided a continuous pathway to the pipe that ran underground out to the street. At some point repairs had to be done to the pipe and a section of the old galvanized pipe had been replaced with copper. That in itself should not be a problem because they are both metal. Whoever did the repair knew enough to know that copper and galvanized pipes are different metals and electrolysis can occur if connected directly together. The “di-electric” unions used to connect the two different types of pipe have a little plastic bushing that separate the two pipes-----preventing electrolysis but also disrupting the continuity of the electrical system grounding. These “system” grounding issues are not usually difficult for the Electrical Contractor to correct----but should be done for safety. Charles Buell, Seattle Home Inspector
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Charles - discovered your activerain blog today and subscribed - looks like very interesting info - wish you the best in your business. I'm sure potential clients see you know your stuff and if I was out your way, I'd hire you in a minute based on getting to know you via your blog. take care from a new subscriber
Charlie,
I had one the other day where the ground was to the old galvanized pipes and they were totally removed from any connection to earth when CPVC had been put in.
Craig, thanks for subscribing----have fun here in the rain
Steve, yes---very common. Another really common problem is when the only means of grounding is the water pipe from the street and that pipe gets replaced with plastic.
I do not believe folks know how important it is to have professionals who are licensed do upgrades and repairs. Electrical issues are serious and done wrong can kill you.
Zap! Like I told Steven from Bellingham, that's why I require a licensed professional, like the 2 of you...
Hope you had a great weekend!
Paul
Charles - While it's always good for us to be "grounded," it's even more important for our homes.
Diane, this particular issue arises a lot because plumbers don't know the electrical requirements of the plumbing----or ignore them.
Paul, yes---a great weekend---worked like a fool :)
John true---although we can afford to be a little "ungrounded" at times but "compromise" is probably a really good idea :)
A little duct tape and 3 or 4" of copper wire should do it! Easy bypass for that plastic bushing washer glavanic separation thingee...
Here so many water service lines are plastic or rubber and certainly not a ground path. I guess the ground must be the other one you identified in another post, that German word, what was it again? Oh yeah, supercalifragilisticexpialidocious?
Jay, it just has to be that special "UL" listed duct tape :)
I like a well grounded home inspector like yourself. I get a charge out of your Post. Without good grounding you can have shocking results. Has this been enough "pun"ishment.
How many homeowners would even know that grounding was important? Only those who had worked in construction of some type, or who had talked with someone like you!
Glad you're out there protecting the folks!
Nothing can replace having an expert home inspection done prior to purchasing!
A home inspection should be mandatory on all real estate transactions. This way the buyer can be made aware of any issues that might come up in the future.
Gene, you are a bit wired today
Marte, for sure most don't have a clue. Thanks.
Barbara, I like to think so :)
Empire---it amazes me that anyone would even consider not getting one----on their own---no legislation involved. Education should be the key.
Charles, As with real estate and your business, some choose to lower their standard of care and in the long run, that will hurt them
TY
Here in Minnesota, any time a house gets winterized, they pull the meter. This makes it especially important for the electric system to be grounded to the street side of the meter.
Do they pull meters in Seattle too?
Ty, that is for sure
Reuben, I see so few "fully" winterized house around here---electricity is rarely turned off and have never seen a meter pulled. Do you check grounding street side of the meter? I have found a few cut out at the pole.
Charles - duh, why would you winterize a house in Seattle? You guys don't even have a winter :)
Yes, I always check for grounding to the street side of the meter. When it's wrong, it's a required repair in Minneapolis. I wrote a blog about this in an effort to help homeowners understand the issue, and you were kind enough to not make fun of my drawing. http://activerain.com/blogsview/1454765/minneapolis-truth-in-sale-of-housing-missing-jumper . In re-reading it, I see I actually linked back to one of your previous posts on the topic.
Dang Reuben, now I remember your drawing and that whole conversation. I was thinking you meant the electric meter---not the water meter. Our water meters are almost never inside the house----almost always at the street (some condos have them at the individual units). Sorry I tried to confuse you. :)
Charles,
This was such a good posting I had to subscribe to your blog. Thanks for the information.
Valerie, thanks so much---glad you liked it. Welcome to ActiveRain---if I can be of any help let me know.
When a plumber remodels/replaces old lines in the house, like your second picture, they almost never consider that they are destroying the grounding system in an older home.