Why disclose old, ungrounded outlets?
Q: As a fellow home inspector, I think you go overboard with electrical issues, such as ungrounded two-prong outlets in old homes. Ungrounded outlets should not be reported as a defect unless found in a newer home. In fact, you might be hard-pressed to find a case of electrocution resulting from properly used, ungrounded outlets. The only time I report an ungrounded outlet as a defect is when a three-prong outlet is ungrounded. In those cases, a simple solution is a GFCI outlet, which provides greater safety without a ground. Home inspectors should not advise upgrades for outlets that are functional and were properly installed when the home was built. If we apply new standards to old buildings, where do we draw the line? If buyers want a new home, they should buy one.
A: We can agree on two points: Older homes are not required to comply with newer standards, and home inspectors should not report noncompliance in an older home as a necessary upgrade. We differ, however, as to what home inspectors should or should not report to their customers.
The reason for disclosing ungrounded two-prong outlets in older homes is to advise buyers of conditions that are not consistent with current safety standards and for which future upgrade would be prudent. You are correct that a “properly used” ungrounded outlet is not likely to result in electrocution, but people don’t always have the good sense to use outlets “properly.” For example, a “handy” homeowner might decide to use a power tool while standing bare-footed on the wet lawn. In that case, a grounded outlet might prevent electrocution.
As for the importance of grounding in general, there are situations where a direct short to ground will not trip a circuit breaker unless the breaker has a ground reference. An example would be a faulty power cord on a washing machine. If the appliance casing were to become energized, someone who touches the washer and a sink faucet could be shocked or even electrocuted. With a grounded outlet, the person would be protected.
The GFCI outlets that you suggest as a replacement for ungrounded outlets might provide shock protection for people but would not protect electronic equipment, such as computers, because a surge protector will not work without a ground, even with a GFCI outlet.
The purpose of a home inspection is to disclose conditions that are of concern to buyers, not merely conditions that require immediate repair. When inspectors dismiss those disclosures, they overlook the interests of their customers and expose themselves to needless liability. This is why prudent inspectors recommend GFCI upgrades in old homes, fire door upgrades for old garages, safety rail upgrades for old decks and stairs, spark arrestor upgrades for old chimneys, smoke alarm upgrades for old bedrooms, anchor bolt upgrades for old foundations, sheer panel upgrades for old cripple walls, safety glass upgrades for old bathtub windows, and so on. … The purpose of such disclosures is not to require immediate repairs but to make buyers aware that future improvements will increase the safety and function of an older home.
• Distributed by Action Coast Publishing. Questions to Barry Stone can be emailed to barry@housedetective.com.