jamesgangnc wrote:
On Jun 9, 6:46 am, Smitty Two wrote:
In article
,

N8N wrote:

Actually the city guy was cool. this is a privately contracted home
inspector that is working for the prospective buyers. I guess I can
at least be glad that he *didn't* start scrutinizing the number of
receps (I can think of at least three that would need to be added by
current code, in inconvenient locations) or stair construction...
I guess I could just suck it up and pay an electrician and kiss any
proceeds from the sale buh-bye but I ain't goin' down without a fight
nate
Worrying and hypothesizing about how the buyer will react to the home
inspection report isn't helping you. I wouldn't bother "fixing" the
outlets, just explain the situation to the inspector and buyer.

Home inspectors aren't evil. They operate mostly from the standpoint of
covering their own asses. They report what they find, and it's up to the
buyer to decide what to do with the information. Often the report is
just used as a tool to knock down the sale price a bit.

So the buyer asks for $1500 to correct the problems that the inspector
found. Tell your agent that you'll counter-offer at $500 and if the
buyer doesn't accept that, you're walking.

It's still not completely clear to me if these are 2 prong or 3
prong. If they are 3 prong then they need to have a proper ground.
Doesn't matter if the wiring is grandfathered in, you can't install 3
prong outlets and not have the correct ground for the third leg. It's
misleading.

Go find some 2 prong outlets or pull grounded wire. If you have an
attic above that's not really that hard to do.


If they are 3-prong they do *not* need a proper ground if they are
GFCI-protected and have the little sticker that says so and a "NO
EQUIPMENT GROUND" sticker.

If the buyer asks for $1500 to correct the problems, I would counter
with "Your home inspector is an idiot." (show them the electrical code)
"There's nothing to fix. If you don't want to buy the house at this
point, you can sue me to get your earnest money back". Then maybe offer
to replace the 3-prong receptacles with less convenient 2-prongs if
that'll make them feel better.

-Bob