I have a 47 year old brick ranch in Dekalb County, Georgia. A recent home inspection identified a code violation as a result of too little clearance between the electric panel and hot water heater. The hot water heater was replaced in the same location about 8 years ago. Is there any "grandfather" consideration? I'm selling and the buyer has requested the water heater be moved.
Electric Panel Cleanance "Grandfather" Considerations
- Thread starter NoleATL
- Start date
ishiboo
Well-known member
Even if something is code or grandfathered in, that does not mean the buyer cannot request it moved... they already have, so you just need to decide how to handle it. The buyer could write into the contract you move the water heater into the center of the kitchen
If it was installed legally, it likely doesn't have to be legally moved to comply with current code at this time.It's up to you whether or not to make this a sticking point.
Grumpy365
Well-known member
Can you describe the layout?
Is this a violation of area in front of the panel or is it in the " dedicated electrical space"
Is this a violation of area in front of the panel or is it in the " dedicated electrical space"
Charles (in GA)
Well-known member
Here are the rules on this.
The panel does NOT have to be centered in the 30 inch width, only that you can open the door 90 degrees and if the front is removed, access every bit of it without having to get behind the water heater even slightly.
Charles
The panel does NOT have to be centered in the 30 inch width, only that you can open the door 90 degrees and if the front is removed, access every bit of it without having to get behind the water heater even slightly.
Charles
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nehog
Well-known member
Buyer has requested a change, get a quote, and increase your counter-offer by that amount.
red
Well-known member
Found that those "home" inspectors always find something to justify their fees. Cousin had an inspection and then asked me to look at the house found main beam had been removed with 2x8 joists spanning 14ft, ground wire to grounding rod broken off and bottom of main electrical panel rusted out to the point of seeing through it. Of course I have no certification or fancy business cards and no fees.
Nehog nailed it. Show the buyers that it's not a code violation and give them the estimate on how much it will cost them. Tough time to be selling a home, and I personally would not want to lose a sale over it.
Nehog nailed it. Show the buyers that it's not a code violation and give them the estimate on how much it will cost them. Tough time to be selling a home, and I personally would not want to lose a sale over it.
cowboyjosh
Well-known member
- Joined
- Mar 11, 2010
- Messages
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Id stand tall and tell the buyers to get bent. Seriously i know of cases where home inspectors tell prospective buyers of decades old houses that they should ask the sellers o bring the house up to current code. Seriously, WTF, just buy a new house. Home Inspectors and stupid buyers and their Realtors make me tired.
Sure, the buyer and inspector are morons. But, is there a reason the water heater can't be moved over 12 inches or whatever? The seller wants to screw up a quarter million dollar house deal for a half hours work? I know everybody gets emotional - just get the deal done - and move on.
Stuart in MN
Well-known member
There hasn't been any response back from the original poster, so it's pretty hard to give advice one way or the other.
Charles (in GA)
Well-known member
While any deal needs to go thru, a 47 year old brick ranch in DeKalb County is most likely not $250,000. Could be, he doesn't give us a clue as to size or quality, but there are lots of houses in DeKalb meeting that description that won't come close to that $$.
Depending on the size and shape of the water heater. it could be possible to buy a tall thin one to replace a short fat one, and gain the needed space. Moving a water heater will most certainly take more than a half hour.
Charles
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Charles (in GA)
Well-known member
I suspect that if it were simple, he'd do it without question, but first you gotta find a place for it, a closet? storage room? Probably not too many places to move one to. Then figuring out how to get plumbing to it, and tie it in to the system, soldering up new pipe, etc. new power cable or gas line, flue pipe routing if gas.
Would like to hear back from him however. Pics of where it is mounted now, what the issue actually is with it, and whether it needs to move a few inches or to a different location altogether.
I've had one experience with home inspectors and it was a bad one, a scary bad one, and I will NEVER consider using one again.
Charles
Would like to hear back from him however. Pics of where it is mounted now, what the issue actually is with it, and whether it needs to move a few inches or to a different location altogether.
I've had one experience with home inspectors and it was a bad one, a scary bad one, and I will NEVER consider using one again.
Charles
Frank The Plumber
Well-known member
I would charge you $175 labor and materials to move the heater a foot rework the water, move the gas or electric, and rework the flue as required. And that is Chi town labor rate, so you would blow the deal of selling your home in this **** real estate market for $175. Really?
rickairmedic
Well-known member
I would say if Frank would do it for $175.00 it shouldnt be any worse in Ga than in Chi town. Chi towns plumbing codes are some of the harshest in the country .
Rick
Rick
Stuart in MN
Well-known member
You're not supposed to have water pipes running over the top of the panel, but if they are side by side that's okay.
Metal-Marc
Well-known member
Underdog
Well-known member
Get a estimate, then split the cost with the buyer. Since the OP hasn't replied I think the deal may of gone south. Some buyers get cold feet when the time comes to commit to buying and use the home inspection report as a way to back out of the deal. Seen it happen many times, maybe they found a better buy elsewhere.