Recently I did a condo inspection on a 2007 unit in Aventura. The picture above shows the living room wall, which I believe had been added or modified after the original construction. There were no permits that could be found after doing an online search (other units had permits). I was informed that the unit was the same as after construction, but I highly doubt that.
The picture shows one outlet on the wall. That wall was almost thirty feet in length. Per the National Electric Code, and I know everyone gets upset when a home inspector references the code, there should be one outlet within reach of six feet, meaning the outlets should be placed a maximum of 12 feet apart.
I posted this on another message board and most inspectors indicated that they would not mention the code but only that it is a safety hazard. I was wondering what anyone who reads this thinks. My position is this: if it is wrong, why should I not include the code. The code only clarifies my position and helps my client understand why it is wrong. I am not doing a code inspection and I am not enforcing the code, only using the code for clarification.
If the wall was added or modified after the original construction permits would have been required. If you go to the Aventura building department web site you will see that it is clearly stated that any modifications to the structure require a permits. The flooring may also have been installed after construction, which also requires a permit. Second question to all of you – would you mention the possible lack of permits on your inspection report. As a realtor, seller, or buyer, would you want to know this?
I did mention the possible lack of permits, stating that a complete check with the city could be done. If this is not done and the city gets wind of this, my client could face fines, as any violations stay with the property and not the person. I would rather my client find out before closing so they can negotiate, rather than after closing when the city might get involved.
I am looking for comments on this from buyers, sellers, real estate agents, other home inspectors, insurance agents, title companies, and mortgage companies. Thank your all for reading and taking the time to respond.
Posted by Bill Siegel Florida Home Inspection Team Inc