I am trying to sell my house and the following item was called out as a Safety Hazard that I must correct to sell.
I live in Indiana, can someone explain the code, what is wrong here and what a mediation look like?
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Sign up to join this communityI am trying to sell my house and the following item was called out as a Safety Hazard that I must correct to sell.
I live in Indiana, can someone explain the code, what is wrong here and what a mediation look like?
This is an easy one, code requires the wiring to be protected below 8’ it can be in conduit (not a cost effective option here).
It can be protected by 1/2” plywood or Sheetrock ! Here is the East way to go.
I would attach some 2x4’s on either side of the box to the floor Joist , then a simple piece of Sheetrock or plywood ~16” wide would meet code. The wiring run through the holes in the joist should be fine. But below 8’ on the walls they need to be protected.
An easy hint a 8’ 2x 4 cut in 4 pieces one laid flat on each sid of the box with 2 tap con screws to hold it in place then nail or screw the other 2 pieces on top of the 2 that are screwed to the wall next the piece of Sheetrock or ply wood to cover it all. A couple dollars for the 2x 4 tap con screws are a bit more expensive some come with the drill bit. 4 screws to hold the 2x4 to the 2x4’s and then 4 more screws to hold the Sheetrock to the 2x4’s,
It could be done with construction adhesive instead of screws but I don’t recommend this but it could be done , I lived in Dayton and did enclose my panel (using construction adhesive in my youth) I had gone through apprenticeship prior to that time and it passed. Today I try to make it serviceable where construction adhesive really requires it to be torn out to pull new circuits.
Added code references: 334.10 must be permitted by to be used except where prohibited by 334.12
334.15 .B exposed work. Protected from damage Cable shall be be protected where necessary
334.15.C installed on the wall of a basement shall be allowed to be installed in conduit or tubing or protected in accordance with 300.4
So yes nm cables on a basement wall require protection. In this case the easiest way is to “finish that section” and box it in.
can't tell from resolution of pic but if there is THHN wire there then that would need to be conduited leaving the box and the finding would be correct. But if it is all NM-B wiring leaving the load center then NM-B is "protected wiring".
my load center looks nearly the same as yours, after having upgraded to 200 amp service, permit pulled, and inspected. My basement is partially finished, it is not a "living space".
If your location is fully finished and it's made out like someone is living/sleeping in that room then that could be rationale for unprotected wiring. But it is a gray area.. technically speaking if I staple NM-B on my bedroom 12' ceiling (which is not easily contacted by persons) above my bed every 6" or whatever that is not "against code". It is not good practice and it comes down to argument.
If it was a bldg inspector making the finding, then that's the reason... finding based on emotion not intelligence.
I live in Indiana, can someone explain the code, what is wrong here and what a mediation look like?
step one, whoever wrote the finding needs to cite what specific code is violated. Unprotected wiring observed over the main panel is too vague. Unless your location has some requirement that specifically states wiring leaving the main panel in a basement cannot be exposed then the finding is wrong.
The easiest remediation if it comes down to argument, if it is all NM-B wiring, may be to construct a closet around the load center box keeping the ugliness of wiring out the top of load center out of view and that will appease an emotionally driven inspector... but a closet also then prevents access to the box so then argument can go the other way because there is specific NEC code that calls out restriction of access to stuff like this.
supplement edit:
code around **Electrical Panel** in homes with a basement
like i was saying:
I would challenge the inspector. Have them state exactly what section of the code is in question. You could also ask what specifically needs to be done. This is probably just the opinion of a home inspector that couldn't find anything else. If the installation meets the electrical code you have a right NOT to be called on it. Squido
below 8 foot rule
in the NEC code as it pertains to NonMetallic sheathed wiring. At best an inference from 110.27 guarding of live parts above 50 volts by elevation of 8ft of more above floor or other working service
and 300.5 direct buried conductors and enclosures emerging from grade shall be protected by enclosures or raceways extending from the minimum cover distance required by 300.5(A) below grade to a poinst at least 8ft above finished grade.