Hi! I need your help!
We flipped a house that had some electrical done prior to us taking over.
House is now under contract and we wanted to get the electrical work done permitted for our peace of mind. We did just cosmetic changes like changing the outlets, light switches, and ceiling fans. The electrical panel had to be changed because there was no cover, but none of the breakers were touched. Apparently they are not up to code because they are from different brands, so in order to get this permit done, we would have to change the entire panel ($2,000 estimate). We are apprehensive that once we ask for the permit, the city might want to rewire the entire house or do some crazy things that will break the flip. House is 50 years old. We are afraid to open a can of worms with this.
We heard about an "electrical safety report" and from what we heard, it would suffice for future liability and apparently it only costs around $200, correct? We were told the FHA was going to request that safety inspection report but they didn't. Now the house is ready to close but we want to do the right thing to protect the buyer and release us from ANY type of liability.
Does anyone have experience with this type of 'impasse"?
Should we just roll the dice and go for the permit or do you guys think a satisfactory safety report will protect us from any future liability?
We want to do the right thing but don't want to overdo it.
Thank you so much for your time and help!
I don't see why you feel that you need to get some kind of professional inspection if all that was done was changing a few plugs, switches, fans, and just the cosmetic cover that goes over the breaker box.
The buyer should have gotten a home inspection for themselves to know what they are buying.
I personally wouldn't bother with any further inspections/certificates/permits.
If you are still concerned I would just hire an electrician to review the electric work that you did and just pay them their hourly rate. After a property is sold is would be difficult for them to trace back an electrical issue to you and try to hold you liable for it... unless you set some kind of electrical booby trap or had gross negligence such as knowingly installing fans and plugs that would harm a person.
**I am not a lawyer so this is just my personal opinion
Don't. The less you know, the better it is for you. If you do an inspection, you may be legally obligated to disclose and, perhaps, remediate health and safety issues uncovered by the inspection.
That's what I think. Since it's my first flip, I want to make sure I'm doing the right things.