Should an entire house need to be rewired?
Q. We just bought a home but can't move in because of major electrical problems. Before we bought it, our home inspector found a few electrical defects, but he said these were minor, so we waited until the escrow closed before making repairs. Our electrician now says the previous owner tampered with the wiring, and the entire house needs to be rewired. But we don't have enough money to pay for that kind of repair. Shouldn't our home inspector have reported this situation, and isn't he liable for the cost of rewiring?
A. If your home inspector failed to identify visible defects in the electrical wiring, then he is probably liable for the repair costs, depending on liability limits in the inspection contract and liability laws in your state. However, before rushing to judgment regarding liability, there are other questions that should be answered.
Presently, you have two conflicting opinions about the electrical system. The home inspector says there are some minor defects (whatever that means), and the electrician says the house needs to be rewired. The question is, “Who is correct?”
Two possibilities come to mind: either you have a home inspector who overlooked significant defects or an electrician trying to land a big job. This uncertainty should be resolved before taking action.
One thing to keep in mind is that it's extremely unusual for a house to require total rewiring. Most electrical defects are specific and can usually be repaired without replacing all of the wires. If the previous owner of your home “tampered with the wiring,” it is hard to imagine that he affected all of the circuits.
To gain some clarity on the situation, you should get a third opinion from another electrician. If the second electrician agrees the house needs to be rewired, the home inspector should be notified and should come to the property to explain why he failed to correctly evaluate the electrical system. At that point, he should be asked to file a claim on his errors and omissions insurance, assuming he has insurance.
Additionally, the seller of the home should not be dismissed from potential liability. The electrical code requires a permit for altering the wiring in a home. If the seller “tampered” with the wiring in ways that affect safety, the work was most likely not permitted. If that is the case, the seller should have disclosed this prior to sale of the property. If no disclosure was made, the seller should pay for the electrical repairs.
Q. There is a rough indentation, about 1-square foot, in the floor of my basement. It appears to be a hole that was filled in with cement, and it is dark, as if it was stained with oil. Could this be a problem when I sell the home?
A. If the indentation in the basement floor is an old oil sump, that could pose future liability problems if not disclosed to buyers. You should have this checked out by a qualified environmental inspector.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
© 2015, Action Coast Publishing