Forum
« Using the main boiler for Heating Water or can we add a second stage inexpensive contractor needed for 1 day job »
December 14, 2008
Hot/Neutral reverse
We're buying new construction and we had our first walk through the other day. We tested every outlet with a Sperry Instruments outlet tester. All the outlets in two bedrooms (probably one circuit) came up with a hot/neutral reverse. The real estate agent has told us that the builder has told him that the wiring is correct and that there is a specific reason for the tester to give a false result. We're having our final inspection soon, and we've requested any explanation in writing. My question to Brownstoner contributors is: Do you know of any reason why a condo that is wired to code would turn up a false hot/neutral reverse on an outlet tester?
Comments
Just a guess, but maybe the building department inspectors didn't check the outlets in every apartment?
When I changed the C of O on a townhouse I renovated, they tested every single outlet in the house. It's surprising they weren't tested before your new condominium got its C of O.
Posted by: IronBalls at December 14, 2008 8:31 PM
"Do you know of any reason why a condo that is wired to code would turn up a false hot/neutral reverse on an outlet tester?"
Only if your tester is faulty, but then it would have shown reversed polarity for ALL the outlets in the apartment.
Isn't this problem very easily fixed by switching the wiring in each bedroom recepticle?
Posted by: Bob Marvin at December 14, 2008 8:49 PM
First off, the real estate agent lied to you about a safety issue, that's something they can lose their license over. Perhaps you should consider what else they might have lied to you about. Have everything inspected, demand all issues be resolved and verify that they have before the closing. If it isn't done before, it isn't worth it, even in writing. Half the time the developer or builder will pull a legal Houdini and you'll be stuck slowly plodding through the system to get your rightful claim resolved.
Posted by: FenFen at December 14, 2008 9:26 PM
Posts like this make me think I'm a total idiot. I don't even remember checking whether all the outlets *had* electricity, far from checking polarity. Maybe the inspector did.
Written explanation?..."we f**(ed up". Time to fix: 10 minutes?
Posted by: cmu at December 15, 2008 8:33 AM
The real estate agent, as usual, is an idiot.
Posted by: daveinbedstuy at December 15, 2008 8:36 AM
Notice the agent didn't represent the condition, but merely passed on what the owner said. Agents know the line and know how to misdirect without crossing the line. Tell them that you are going to bring the Sperry tester to the final inspection and invite them to send their electrician. Tell them that if you get the same results, they have to fix before closing. Alternatively, get a quote from an electrician to fix the problem and demand a concession in that amount.
Posted by: slopefarm at December 15, 2008 10:09 AM
I think that slopefarm's last suggestion, about getting a quote from an electrician, is a very good idea.
Posted by: Bob Marvin at December 15, 2008 12:04 PM
Wait a minute let's not blow this thing out of proportion just because a handful of outlets have their polarity reversed. Turn off the circuit at the panel (and always double check at the device that the power is off), take off the outlet plate, and reverse the wires on the device so the hot is on the correct side. This is three minutes of work with a screwdriver and tester. It's hardly a safety issue or something that should jeopardize a sale.
If all of the devices on the same circuit are reversed, you might only need to swap the wires on the first switch's terminals and see if that solves the problem for the whole series.
Posted by: Smokychimp at December 16, 2008 2:13 PM
sare you sure you really want to buy this place? ... if they are that pissy about fixing little stuff, imagine what will happen when you find out how low grade new construction is in general.. years of litigation
Posted by: eman1234 at December 16, 2008 7:47 PM
I have found out that the bedroom circuits have Arc Fault Circuit Indicator (ACFI) circuits in accordance with the NYC Building Code. The Ground Fault Circuit Indicator (GCFI) tester we used to test it may be the issue. Apparently GCFI testers aren't always reliable for testing ACFI circuits. GCFI's are used in wet areas to prevent electric shocks and electrocutions, ACFI's are used in bedrooms to prevent fires.
The Sponsor, the General Contractor and his electrician have rechecked the wiring and are giving me a report tomorrow. Thanks for you comments, they've been helpful.
Posted by: bohuma at December 17, 2008 3:30 PM
Post a comment
Please be patient while your comment is published. It may take a moment.