The problem with missing light bulbs is we can not tell if the fixture is functional or not.  As a result we write it up as a safety issue.   We do not know if there is a problem with the wiring, the switch, the breaker or fuse or with the fixture.  Yes usually it is just a missing bulb, but we just do not know.

If a buyer is buying a bank owned property they may want to bring along a few bulbs and a step ladder it could help resolve some questions.  Testing simple things light light switches can be fairly complicated see our post The hidden secrets behind operating a light switch.

Best of luck out there.

Post from: Inspectors in the Attic

Clearly the electrical system is an extremely important aspect of any home inspection. The action of turning on a light switch and looking at the fixture may appear simple to most, however, much like in the natural world there are background complexities that are not immediately apparent. The operation of the humble light switch calls upon several of the home inspector’s physical senses including sight, touch, smell, and sound to identify clues that could indicate problems with the electrical system.

Some examples of what home inspectors check for while operating a light fixture are:

• 1) The switch plate cover was installed and in good shape. This is a good thing.  A missing   switch plate is dangerous for several reasons. One example would be someone touching the         exposed wiring and being electrocuted.
• 2) The light responded immediately. Clearly desirable.
• 3) There was no sparking at the switch or light fixture. Sparks in these locations are never good. Obviously this type of problem would need immediate correction.
• 4) No other lights within view of the room dimmed or flickered. This is a condition that if occuring would need further evaluation and possible correction.
• 5) The switch was not loose and the light fixture did not appear loose. A loose switch or fixture could pose a safety hazard.
• 6) The switch was not hot to the touch. A hot switch would need further evaluation by qualified others beyond the scope of a typical Home inspection.
• 7) No odor was noticed like smoke or electrical wiring burning. Clearly something needing immediate attention/review by appropriate professionals and correction.
• 8) No “buzzing” was heard at the switch when operated. Buzzing is scary it’s right up there with a Rattle Snake “rattling” call a qualified electrician for immediate further evaluation.

As shown by the examples above several mental check lists are implemented by the home inspector to consciously eliminate several clues that could indicate problems. Similar processes hold true for most aspects of a home inspection as well, like operating faucets or testing electrical outlets.

In a perfect world if nothing was verbalized or reported to the clients about a given system it would indicate that negative clues were not observed by the inspector during normal operation of that system.

We hope this post’s approach illustrated that the gathering of valuable information can be accomplished with seemingly simple actions on the inspector’s behalf. Don’t be shy about asking the inspector what they are looking for beyond the obvious. However be warned! You may encounter a lonely inspector who will bury you with an avalanche of information.

To learn about some common items that homeowners fail to maintain or that sellers often fail to correct before a home inspection go to www.beattheinspector.com

The humble light switch

Post from: Inspectors in the Attic