Electrical dos and don'ts might just be the most confusing and frustrating part of an inspection report. Although it has been required by the National Electrical Code (NEC) for over a year in Texas, the Texas Real Estate Commission (TREC) Standards of Practice (SOP) for Inspectors has just now caught up with a list, so Real Estate Agents and Clients may notice a lot more "Deficiencies" noted on their inspection reports. (This actually took effect on February 1st, 2022.) Regardless of when the house was built, if there is not GFCI/AFCI protection in the required locations, we are required to note it as Deficient.
Often, you will hear "grandfathered" used in cases like this. However, this is a bit of a misnomer as that is NOT an official term. These are considered a safety item and safety is not, and never should be, ignored. Of course, as always, sellers are under no obligation to correct anything in the report.
Check out the chart below for a quick reference to the requirements. One location missing from this chart, as well as the SOP is the requirement for a GFCI-protected receptacle within 25 feet of the furnace. It is required per the NEC, but did not make the TREC list for some reason. Another significant change is the requirement for GFCI protection on certain 250V circuits. I fully expect to see even MORE changes when the 2023 version of the NEC comes out.
With any luck, this will help you to communicate the whys and hows to your clients... but you can always reach out to GSI for assistance. Give us a call at 210-426-1332, drop me an email at Shannon@gsi-tx.com, or visit the website, www.satxinspector.com for more info and freebies for you and your clients.
Texas Real Estate Commission (TREC) Standards of Practice (SOP)
National Electrical Code (NEC) 210.8 & 210.63