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WitchDoctor
Re: Useful Life of breaker
dj1 wrote:

WitchDoctor,

"a few hundred dollars worth of circuit breakers is not to increase the value of a home..."

Lets say that there are two identical homes on the market, home A has all brand new AFCIs and home B doesn't. A buyer comes along, and his broker mentions this fact to him, plus stresses that it's the new code, plus it gives home A more protection, plus someday it may be more expensive to insure a home without it. 99 out of 100 buyers will purchase home A.

Isn't that more value? Ask your realtor, she's smart, she'll tell you.

In today's "buyer's market" sellers are looking for an edge over their competition everywhere they can.

Two identical homes , all things being equal ? Price , ammenities , EVERYTHING ? Sure , I'll concede that . But if his broker IS smart , it will become a negotiating point anyway and who knows what the end result will be .

Re: Useful Life of breaker

As I stated if there was no problem with the existing breakers, I would do nothing.

If they needed to be replaced I would replace them with GFCI and AFCI breakers, as would be required by Code. Just as any good electrician would replace a standard receptacle with a tamper resistant one.

If a prospective buyer hires an inspector to evaluate the home, he/she will note that it is an older home but has had an electrical upgrade. Or, while the wife is checking out the kitchen the husband and father-in-law is looking at the garage crawl space and power panel and are much more likely to vote yes.

I'm also a realtor and my wife is a broker and have seen it increase or at least hold the selling price firm, many times.

IMO, a few bucks spent on switches,receptacles and covers by a DIY pays dividends.

Good Luck from Wilsonville, Alabama
Maurice Turgeon, http://thesemi-retiredelectrician

JLMCDANIEL
Re: Useful Life of breaker

Just my 2¢, but most home buyers don't know what GFCIs and AFCIs are and couldn't tell if they are installed with up to code wiring or in a house with K&T wiring. While termite inspections and septic tank inspections are generally required few will require an electrical inspection.

Jack

Fencepost
Re: Useful Life of breaker
JLMCDANIEL wrote:

Just my 2¢, but most home buyers don't know what GFCIs and AFCIs are and couldn't tell if they are installed with up to code wiring or in a house with K&T wiring. While termite inspections and septic tank inspections are generally required few will require an electrical inspection.

Jack

Termite and septic tank inspections may be performed by specia1ists, but the electrical wiring is usually handled in the inspection by the general home inspector.

The home inspector is going to note anything that is a definite hazard: missing electrical plates, wiring installed in an obviously safe manner, the presence of old electrical devices, etc. They should note the lack of GFCI in areas where they are required (within 6' of a sink, etc.). At this point, however, I see it as unlikely that the inspector will make a note of the lack of AFCI breakers in an otherwise well-installed electrical panel. Some will, but probably most won't.

Most people that live in houses have become educated on GFCI protection (especially since hair dryers and curling irons all come with GFCI built in to the plug), but I think that few know of and understand the need for AFCI protection.

At some point in the future, as buyers, lenders, and insurers become aware of the issues and begin to request it, inspectors will note the presence or lack of AFCI protection. Like any service provider, the services of a home inspector are determined by the marketplace.

canuk
Re: Useful Life of breaker

Not down playing the validty of those specialty breakers -- but --
A new roof , a deck , newly remodeled bathroom or kitchen , etc., etc., etc. add value to a home.
To me things like those are more of a concern and can be deal breakers ( excuse the pun ) whereas AFI breakers add how much value in the grand scheme of things -- $200 ?

HoustonRemodeler
Re: Useful Life of breaker

I've had this discussion with realtors too many times.

In my fair city, a well plumbed house, or great electrical, or new windows don't raise the value of a house one penny.

Sad but true.

Granted this is to the general public. There are the few (very few) who appreciate a well built house over a 'pretty' one.

canuk
Re: Useful Life of breaker
HoustonRemodeler wrote:

I've had this discussion with realtors too many times.

In my fair city, a well plumbed house, or great electrical, or new windows don't raise the value of a house one penny.

Sad but true.

Granted this is to the general public. There are the few (very few) who appreciate a well built house over a 'pretty' one.

You got that right ---unfortunately eye candy takes takes the stage front and center when many folks are looking to buy a house.

dj1
Re: Useful Life of breaker

How true...

A smart buyer goes for location, not beauty. Goes for a lower price, not beauty. Has the house thoroughly checked by a good inspector and begotiate the price accordingly. Secures the best financing he can find. Etc.

However not every buyer out there is a smart buyer...

I love how the discussion went from breakers to real estate in general.

Re: Useful Life of breaker

There is a lot of truth to what some are saying about "eye candy", "curb appeal" etc. the buyers who buy "cute" or don't recognize quality really need a mentor who does and is in their corner, like a qualified home inspector or friend.

I was representing the buyer in a sale and asked the listing agent if the ice maker in the refrigerator worked, since it didn't any ice in the bin. She was a broker with 30 years experience and her answer was straight out of the handbook, "I don't know if that is an ice maker". Which is why the owner is not allowed in the house when being shown.

Good Luck from Wilsonville, Alabama
Maurice Turgeon, http://thesemi-retiredelectrician

canuk
Re: Useful Life of breaker
dj1 wrote:

I love how the discussion went from breakers to real estate in general.

It's been known to happen topics can drift off and end up discussing the most trivial of things. :D

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