Mike Dolt Enterprises
Mike Dolt Enterprises
User: willyjay50, Location: Carthage, Missouri
Asked on: Friday, March 18, 2011 at 6:21 am EDT
Answered on: Thursday, May 23, 2024 at 6:01 pm EDT
Question: I am selling one of my rental houses and need to resolve an issue the appraiser brought to the FHA lender's attention. It is that in the garage there is an old sub panel that is being used as a junction box. They don't like it, how do I fix this to code? My thinking is put 2 screws one on top and bottom of the hinged door and secure it shut, this would not allow such ease of access. Of course my suggestion is the cheapest and with the way the housing market is now I am not making much on this sale.
Fix to Code
1.
Disconnect the subpanel from power
Turn off the main breaker on the main electrical panel. Remove the cover of the subpanel in the garage.2.
Remove any wiring
Cut the wires connecting the subpanel to the main panel and other electrical fixtures.3.
Install a blank cover plate
Replace the cover of the subpanel with a blank cover plate. This will prevent access to the terminals and wires.4.
Install security screws
Install two screws, one on top and bottom of the hinged door, to secure it shut. Use non-removable screws, such as security Torx screws.5.
Label the panel
Clearly label the subpanel as "Junction Box Only - No Power."
Additional Considerations
Permit and Inspection
Check with your local building department to determine if a permit is required for this work. An electrical inspector may also need to verify that the subpanel is properly disconnected and secured.
Cost
The cost of fixing the subpanel to code will vary depending on the materials used and the complexity of the electrical work involved.
Negotiation
You may be able to negotiate with the lender to accept your suggestion of securing the door shut. However, they may require additional documentation, such as a letter from a qualified electrician confirming that the subpanel is no longer operational.
Impact on Value: While fixing the subpanel to code may not significantly increase the value of your property, it will help ensure that the sale goes through smoothly and avoid potential future issues. Flag for review