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November 10, 2007
Electrical question
We are buying a condo in a gut renovated building with eight units in total about 1000 - 1200 sq ft. We had an inspection and the inspector said our unit does not have enough electrical feed. The inspector said it has a 3 wire, 220 volt, 70 amp service. The apartment includes all the normal wiring, ac/heating unit, washer/dryer, fridge, dishwasher, lighting, etc. He said this service was not adequate and not up to building code. Instead he suggested 220 volt, 100 amp service was required.
The sponsor says the service is at code. Our lawyer says it would have to be at code in order for the city to sign off on the permits.
Does anyone know from experience whether this is an issue we need to worry about?
As long as we can run our appliances, etc, and it is actually at code, we don't feel like we need anything extra.
Comments
As someone who has lived in (and, regretfully, owned) apartments with electrical systems that weren't up to snuff, I'd get this straightened out before you close. I'd talk to the inspector in detail and relay those concerns to the owner, and ask to see a copy of the certificat e of occupancy.
I agree, it does seem that the electrical would have to be in compliance to pass a city inspection. but, as we all know, city inspectors are pretty easily bought off...
Posted by: guest at November 10, 2007 4:43 PM
If you had an independent inspector inspect the apartment, I would listen to what the inspector says about the electrical wiring. I would put little faith in the city inspection process. A lot of the process is self-certifying. We purchased a condo many years ago (which we sold) that had individual boiler units and water heaters. We had nothing but headaches from them. When we moved in, we discovered that the boiler did not work properly, and the wiring was actually hooked up all wrong. We had to get another plumber to fix it. He could not believe how they were hooked up, and how they could have been approved, but the building received a C/O. Our condo was also a gut rehab. Be really careful about your purchase.
Also, the sponsor is going to tell you what you want to hear.
If the wiring can't take the load, you are going to be tripping your circuit breakers a lot, especially if you are running a lot of appliances, air conditioners, etc.
Posted by: guest at November 10, 2007 5:36 PM
If there's an issue with the wiring, that needs to be fixed, but 70A is more than adequate for a single apartment. Just do the math (see my previous post). Most people are ignorant about wattage loads etc and assume more is better. Do you intend to put in an electric stove/oven? (actually, you probably can't.) If not, you can't come close to capacity.
Posted by: cmu at November 11, 2007 3:02 PM
Hey Chandru,
Thanks for your response. I looked up your profile to see your previous post so I could do the math...but didn't see a post related that showed formulas or anything. Could you point me there with a link?
Thanks!
Posted by: guest at November 11, 2007 6:33 PM
Yeah, could not find myself...so here:
Heavy hitters:
Electric dryer: 4,500w
Electric stove/range: 12-15000w
Central a/c 4ton: 4000w
Window a/c typical: 700-1100w
TV 200-300w, computers negligible.
Appliances: 500-1000w (toaster, frig, some microwaves can be 1200w, space heater 1200w)
So you probably don't have the first three, typical loads on an apt would max at 8-9000w (with lights on). Since you'd rarely have everything on at once (you wouldn't have a/c and space heater for example,) 70A, which is 15000w, should be more than enough.
Posted by: cmu at November 12, 2007 5:27 PM
I would call an electrican to come over and double check what the first inspector told you. I had the same problem and i called Christopher John Electrical they are Insured and licensed and they also deal with the buliding department and con-ed
Posted by: guest at November 16, 2007 3:10 PM
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