Updated: Sep 4, 2019
Two prong outlets found in many older homes (early 1960s and before) do not have a ground wire. (The NEC required a grounded receptacle for laundry areas in 1951) However, in many older homes, the metal receptacle box attached to the armored (BX) cable often provides a ground. (The cable's flexible metal jacket provides the same protection as a dedicated ground wire.) Adapters can be used if the metal receptacle box is so grounded.
Even if the receptacle box is not grounded, installing a GFCI receptacle will still provide protection from ground faults. (NOTE: An ungrounded GFCI will not safeguard sensitive electronic equipment, such as a television or computer, from the interference caused by stray currents.)
To check for a ground, insert one prong of a circuit tester into the “hot” slot of the receptacle (the shorter one), and touch the other prong of the circuit tester to the screw that secures the cover plate. If the box is grounded, the tester will light up and these receptacles can be replaced with standard 3-prong receptacles. However, if the tester does not light up, the box is not grounded and the 2-prong receptacle should be replaced with a GFCI receptacle to protect from shocks.
1. Turn off power that is feeding the 2-prong outlet. (Test and verify that power is off before beginning work.)
2. Remove the screw in the center of the coverplate to the outlet coverplate.
3. Remove the two small screws holding the 2-prong receptacle to the receptacle box (top and bottom).
4. Carefully, pull the receptacle out from the box far enough to access the wires attached to the receptacle.
5. Remove the wires from 2-prong receptacle. (There should be a black wire and a white wire.)
6. Connect the (neutral) white wire to the silver screw and connect the (hot) black wire to the brass screw on the new GFCI receptacle. (Use the terminals marked ‘LINE’.)
7. Carefully fold the wires back into the receptacle box and seat the new GFCI receptacle in the box. Fasten in place with the two small screws removed in step 3.
8. Replace the coverplate.
9. Turn the power back on to the receptacle.
10. Verify the ‘RESET’ button is pushed in to ensure that the GFCI receptacle in ‘on’.
11. Verify that there is power to the receptacle.
12. Press the ‘TEST; button and verify that there is no power to the receptacle.
13. Press the ‘RESET’ to restore power to the receptacle.
14. Be sure to place the ‘No Equipment Ground’ sticker on the coverplate.
This electrical outlet will now protect against shock even though it is not a grounded outlet!
As your home inspector, I will not only thoroughly inspect the home, but also will inspect the trees surrounding the home. This is important for many reasons. First, I will observe the layout of the trees in to the home, as well as to other structures, such as fences, outbuilding, powerlines, etc. It is important that no part of the tree contact the home, even when there is wind or rain. Also, a 10’ clearance should be provided to power lines. Next, I will examine the ground around the trees that are close to the home. Tree roots can cause damage to homes in a number of ways. Although roots do not actually break the concrete foundation, they can grow through existing cracks. Also, roots can cause upheave of the foundation or can pull the moisture from the soil causing uneven settling. Roots that are on top of the ground are oven an indication that water flows over that area and that it stays damp or wet. I will also observe the tree trunk, looking for multiple trunks, V-splits, decay, cankers, and conks. Finally, I will note the condition of the tree canopy.
Trees are wonderful to have around a home for many reasons – shade, energy savings, fall foliage, spring flowering, fruits, etc. However, the homeowner must be diligent in the care and maintenance of the tree and home when there are trees present. The gutters must be kept free of leaves so that water flow is maintained. The roof must be kept free or debris so that moisture is not held against the shingles. Dead limbs and leaves on the ground should be removed not only for fire mitigation, but also to prevent the infestation of wood destroying organisms that could attack the structure of the home. Tree branches overhanging the roof must be kept pruned to protect the roof and home. Finally, it is important that trees be planted the proper distance from the home, based on the mature height of the tree. Small trees that grow to 30’ or less should be planted at least 10’ from the home; medium trees that grow 30’ – 70’ tall should be planted at least 15’ from the home, and large trees that are 70’ tall or more should be at least 20’ from the home. However, there are some types of trees that should never be planted close to the home because of their invasive roots or weak structures.
Updated: Sep 4, 2019
It’s definitely summertime in the South! Now is the time where it’s so obvious to both engineers and home inspectors why houses in the South have requirements totally different than that of our Northern neighbors. The problem of condensation in attics, especially in hot-humid climates, is caused by humid outdoor air coming in contact with cold surfaces in the attic. Any duct or plenum leakage creates a cold surface for the hot humid air to condense upon. Any kinks in the ducting or the use of a duct hangar without a saddle can create a less insulated surface allowing condensation to form. This condensation can not only damage the wood in the attic, but also reduce the R value of the insulation in the attic. Finally, this condensation creates an ideal environment for microbial growth. In the south, it is critical in the design phase to consider how to insulate the building and how to transport moisture out of the building, as well as how to keep the temperature comfortable. It is also very important that the insulation of the attic, ducting, and walls be kept in good repair during the life of the home. As your home inspector, these are issues that I am thinking about as I walk the roof, roam the attic, and check the cooling and heating capabilities of the home.