Low voltage lighting may need replacement
Q: My home was built by the original owner in 1959 and was eventually purchased by my parents. An unusual aspect of the house is a highly complex low voltage lighting system that has caused problems for many years, first to my father, and now to me. I can remember my father's frustration with lights that worked occasionally or not at all and his inability to find an electrician who could comprehend the workings of this complex, oddball system. What can I do to get these lights in working order?
A: Low voltage relay lighting systems were moderately popular during the 1950s and early '60s among a small fringe of high-tech experimentalists. Now that these systems are old, they are great if they happen to work, but utterly frustrating when they don't. Making matters worse, very few electricians have had sufficient experience with these rare systems to develop any measure of practical expertise.
The bottom line is it may be time to have your home rewired for a conventional lighting system.
Q: The home we are buying has a septic system, rather than a sewer hookup. The real estate agent disclosed to us that the leach field has limited volume, but she explained this simply means we will have to pump the tank more often. We don't fully understand this. Does it mean we will have to limit the amount of water we use? If so, is this an acceptable condition, or is the agent merely downplaying what could be a major problem?
A: Prudent real estate professionals know better than to advise clients in matters that exceed their level of expertise. For an agent to make statements that downplay a potential septic problem, while sidestepping the likelihood of future repair costs, is unprofessional, unethical and irresponsible. Fortunately, you were not persuaded by this undue reassurance.
There are minimum legal requirements that govern the volume of septic tanks and the size of leach fields. If the system in question has limited capacity, then it is either in violation of those requirements or is in the downhill phase of its longevity. Either way, you could be facing costly replacement of the system once you take possession of the property.
To spare yourself this major expense, you should make sure the septic system is professionally evaluated before buying the property.
In most transactions that include a septic system, the seller hires a licensed septic contractor to pump out the tank and professionally evaluate the tank and leach field. This should be done immediately in order to provide a full understanding of any inherent problems. If the system has "limited volume," as disclosed by the real estate agent, the septic contractor can determine this with certainty. If repairs are needed, these can then be negotiated with the seller.
• Write to Barry Stone at www.housedetective.com.
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