Kathleen S
Kathleen S
  • Hometalker
  • Southampton, PA
Asked on Jul 23, 2012

What should I do about this exposed wire?

KMS WoodworksKathleen SWoodbridge Environmental Tiptophouse.com
+2

Answered

The wire is coming from the inside of the garage, through the wall is exposed for about 4-5" and then it goes underground. We are selling our home and this was one of the items that needs to be corrected. Other than pulling the wire through the wall to the outside and putting conduit through the hole and then feeding the wire through the conduit so the exposed wire is covered and all that is showing is the conduit. It appears to me that it would have to be "L" shaped so it can go into the ground. I also thought of finding a metal box (where, I don't know) with 3 sides and fit it over the wire and down into the ground and then caulk around it so it stays adhered to the wall. I would appreciate any help on this matter. Thank you,
this is the wire coming out of the garage wall and going down into the ground.
this is the wire coming out of the garage wall and going down into the ground.
this is the wire coming out of a junction box (I guess that is what you call it) and passing through the wall to the outside.
this is the wire coming out of a junction box (I guess that is what you call it) and passing through the wall to the outside.
5 answers
  • KMS Woodworks
    on Jul 23, 2012

    One question is what does this wire feed?...if it is a non-critical thing I would just remove it and fill the hole... There are some types of wire that can be buried directly in the soil with out the need for conduit...but this does not seem to be that type. If the wire is needed for a critical device then running a full route of conduit would be best. A "lb" box would be my first choice for getting the angle right. PVC conduit from the J box in the garage...the LB box out side and then a full run of conduit to what ever is on the terminal end of that wire run.

    q i have posted 2 pictures of a problem i need to correct regarding an outside, electrical, garages, lb box in pvc
  • Kathleen S
    on Jul 23, 2012

    I should have mentioned that this wire is tied to our outside lampost.,

  • There are two things going on here. The first is the wire being run through the block wall without a sleeve and the other perhaps not being rated to be buried. The biggest issue is the wire through the block assuming its wire rated to be used outside. The wire must run through a pipe when it goes through a wall such as yours. It can be a steel pipe or plastic. Ideally it should be installed using a fitting such as KMS shows in his post called a LB connector. The pipe then can run down into the ground to protect the wire from the weed whacker or any garden tool that may come into contact with it. But regardless of what needs to be done, you as the seller cannot do this and have it accepted by the buyers attorney or the buyers themselves. Unless you or your better half is an electrical contractor by trade. In fact most of any of the repairs that were brought up on the inspection report must either be done professionally or perhaps negotiated as credit given back so the buyer can get it fixed themselves. Personally I always suggest the credit back method. Reason being, if the wire is not the proper wire that is running to the pole light and it needs to be replaced. You may find that the cost of repair is much more expensive then the buyer is willing to accept for the repair if you suggested credit to them. The result may end up costing much more then you think overall. On a side note, I as an inspector always suggest to my buying client that they get all the repairs performed prior to taking ownership of the home. And all repairs must be done with proper permits and warranties. I only suggest to them credits if the repair and cost is a fixed price that will not change due to a surprise that no one can foresee. An example of this would be painting a ugly color wall, vs fixing a structurally damaged wall. No surprise with the paint, but you never know what you will find when trying to re-support something that is done wrong. As you may uncover a bigger issue once you start the job. Once you have agreed to fix the issue, it must be done professionally with a warranty. Even if you can, and I am sure you could, do it yourself you cannot warrant your work to the buyer. This fix is not going to be that expensive, perhaps around $150 or so to get a electrical contractor in to correct it and provide the necessary paperwork that you can provide the buyers attorney with. Without this they will want to have another inspection by an electrical contractor who just may find something else to require repairs that will only gum up the sale even more. But what you have going on now is very common as this type of wire install is done all the time. In fact your electrical contractor may say you do not need to do anything that it meets current code and give you a letter stating so, of course for a small fee. Remember the home inspector is not the person whose job it is to site code. Inspectors are generalists, meaning its their job to point out issues that may be a hazard or appear to be incorrectly installed or constructed. It is then the seller or buyers job to have that issue professionally evaluated and repaired if agreed to by the parties involved with the sale.

  • Kathleen S
    on Jul 29, 2012

    Thank you all for your help on this matter. Our electrical contractor came out and installed the LB box as KMS Woodworks indicated in his post.

  • KMS Woodworks
    on Jul 30, 2012

    Glad to have helped

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