1.) ELECTRICAL (FPE PANELS)

2.) PLUMBING (POLYBUTYLENE PIPE)

3. WOOD COMPOSITION SIDING

1.) ELECTRICAL (FEDERAL PACIFIC PANELS)

There has been a lot of talk about the safety of Federal Pacific "Stab-Lok" circuit breaker panels and the fact that they may have inherent defects. The result of the defect has linked them to numerous electrical fires.  There is no supporting evidence from any government agency or regulatory authority stating that these FPE panels are unsafe and should be replaced. There has not been a recall by the consumer product safety commission. If you have one of these FPE panels or intend to purchase a home that has one of these FPE panels, we suggest that you talk with your electrician and decide what is right for you and your family

As a Home Inspector, this information puts us in a very difficult situation when we perform a whole house Home Inspection. These FPE breaker panels do "perform their intended function" when performing a visual inspection. The panel does not "initiate" an unsafe condition, which leaves us in the precarious position of knowing that a latent problem may exist in a breaker panel that we check off as "performing intended function".

The following has been said about Federal Pacific Electric ‘Stab-Lok" panels: That these panels pose a latent threat and could be a hazard. The circuit breakers may fail to trip in the case of an overload or short-circuit. A circuit breaker that fails to trip could cause a fire or personal injury. The problem with these panels is that some double pole 220volt circuit breakers and some single pole 120volt circuit breakers may not operate as intended if overloaded. A good breaker trips (turning off the power to that circuit) Federal Pacific breakers appear not to trip every time which could result in a fire. Published reports of tests conducted on FPE two pole 220volt circuit breakers indicate that under certain conditions one leg/pole may attempt to trip the breaker. The result is a circuit that stays live, and a circuit breaker that has been compromised and when reset will not trip again under any excessive load. In some instances the breakers have been known to fall out when the cover is removed. Loose contacts can also cause arcing which would result in a fire. These panels appear to work perfectly during normal operation allowing electricity to flow without any problems or symptoms. The real question is what will your panel do if it has an overload?

The Consumer Product Safety Commission (CPSC) did conduct product testing of these FPE breakers and found that their failure rates were significant. The CPSC’s advice concerning these panels is for consumers to avoid overloading circuits as well as to turn off and have examined any devices that are causing the circuit breakers to trip. (This is easier said than done and defeats the whole point for having the breaker.)

Federal Pacific electric’s statement in response to this problem is cautious in tone:
"FPE breakers will trip reliably at most overload levels."

It should be noted that Federal Pacific is no longer in business. Aftermarket breakers are available for these panels. Most of these panels are large and had a lot of circuits and the cost of replacing all the breakers is often more than the cost of installing a new panel.

 Based on the above information and in the interests of safety we recommend our clients consult with a qualified electrician and discuss the possible replacement of these panels.

For further information visit http://www.inspect-ny.com/fpe/fpe.html

2.) PLUMBING (POLYBUTYLENE PIPE)

Polybutylene Pipe- Is a form of plastic resin that was used extensively in construction of water supply piping in homes from 1978 until 1995. It has a higher than normal failure rate and is no longer used in new construction. Polybutylene piping found inside the home is dark gray in color. This type of piping has a good flow rate, is not bothered by freezing conditions and has the advantage of having fewer connections than copper. In some areas, highly acidic water deteriorates copper pipe. In these instances Polybutylene piping can be the answer due to the fact that it is unaffected by water with a high acid content. When this piping was first introduced the connectors were a metal barb, crimped with a copper band onto the pipe. The system was then changed to a plastic barb, crimped with a copper or aluminum band. These were prone to cracking and as a result, they leaked.

Newer homes have flexible pipes (white/ red/ blue/ light grey) these are not polybutylene, check the pipe, they are probably Vanguard or Quest. They may be connected to a Manablock (similar to a breaker panel , only it is for the water feeds). This type of piping does not seem to have any draw back.

WATER MAINS - "BIG BLUE"

If the incoming water supply line to your house is a light blue colored plastic, you may have a Polybutylene pipe affectionately called "BIG BLUE". This pipe was widely used during the early 1990's.  This pipe made by Shell (Oil) has a high failure rate. It rarely gets a small leak that is noticed, most commonly it bursts quite unexpectedly.  The pipe is also susceptible to shearing where it penetrates the foundation wall. One suggestion is to sleeve it where it enters the foundation, a procedure that is probably a waste of money since the pipe can also burst along its length (which appears to be most common.)

A class action law suite has been filed against the manufacturers of this product that has been settled. For more information on this law suit you can visit this website http://www.pbpipe.com

3. WOOD COMPOSITE SIDING

What is composite wood siding and why does it fail?

Often referred to as fake or composite wood, composite wood siding is a man-made product that uses various combinations of wood chips and glue, overlaid with very thin laminate, to give a "real wood" look on the surface.

For the most part, composite siding does not handle water very well, causing wood fibers to expand and contract causing the boards to crack, buckle, peel and delaminate. As the paint cracks, it allows more moisture damage to occur, and fungi and bacteria to penetrate the wet wood. Other factors contribute to the failure of composite wood siding such as the quality of its installation and/or the design of the structure.

Why must I deal with this problem ?

• The siding could cause subsequent damage to other products on your home such as wall and roof sheathing and other interior products.

• You could have a problem selling your home in the future. You could be held legally accountable for not disclosing this product and its problems to a potential buyer. As homebuyers become increasingly sophisticated and do their own research, they will discover that this product exists on your home and may select another home.