MLC Real Estate INSPECTIONS

Corrugated Stainless Steel Tubing or CSST

Arc Fault Protection is inspected when present and recommended when not present. In occupied homes, I do not trip A.F.C.I.'s due to a potential for damaging components on those circuits. This is a departure from the TREC Standards of Practice. Consider this notification. Breaker manufacturers only warranty their products for "one" use or a single tripping of the breaker. They were not tripped. Unless specifically noted, bonding and grounding was not verified. Verification of proper and complete bonding and grounding of a completed home is not possible under this survey due to a lack of access to all points requiring such bonding and ground and the need for testing equipment. If this is desired a licensed electrician can be engaged.

ARC FAULT BREAKERS	NON ARC FAULT BREAKERS

 

An Arc Fault Circuit Interrupter (AFCI) is a specific duplex receptacle or circuit breaker designed to help prevent fires by detecting an unintended electrical arc and disconnecting the power before the arc starts a fire. An AFCI must distinguish between a harmless arc that occurs incidental to normal operation of switches, plugs and brushed motors and an undesirable arc that can occur, for example, in a lamp cord that has a broken conductor in the cord.

Arc faults in a home are one of the leading causes for electrical wiring fires. Each year in the United States, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year.

Conventional circuit breakers only respond to overloads and short circuits; so they do not protect against arcing conditions that produce erratic, and often reduced current. An AFCI is selective so that normal arcs do not cause it to trip. The AFCI circuitry continuously monitors the current and discriminates between normal and unwanted arcing conditions. Once an unwanted arcing condition is detected, the AFCI opens its internal contacts, thus de-energizing the circuit and reducing the potential for a fire to occur. An AFCI should not trip during normal arcing conditions, which can occur when a switch is opened or a plug is pulled from a receptacle, or a device with a brush-type motor is in operation.

AFCI circuit breakers resemble a GFCI/RCD (Ground-Fault Circuit Interrupt/Residual-Current Device) breaker in that they both have a test button although each has a different function; similarly, AFCI receptacles resemble GFCI receptacles in that they too have a test button. GFCIs and RCDs are designed to protect against electrical shock of a person, while AFCIs (receptacle or breaker) are primarily designed to protect against electrical fires caused by arcing. Some outlets must be protected by both a GFCI and an AFCI, such as an outlet near a wet bar in a family room.

Starting with the 1999 version of the National Electrical Code (NFPA 70) in the United States, and the 2002 version of the Canadian Electrical Code in Canada (CSA Standard C22.1), the national codes require AFCIs in all circuits that feed outlets in bedrooms of dwelling units. As of the 2014 version of the NEC, combination type AFCI circuit breakers are required on all branch circuits supplying outlets or devices installed in dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similar rooms or areas. They are also required in dormitory units. This requirement may be accomplished by using either a kind of circuit-breaker (defined by UL 1699) in the breaker panel that provides combined arc-fault and overcurrent protection or by using an OBC AFCI Receptacle for modifications/extensions, as replacement receptacles or in new construction. Not all United States jurisdictions have adopted the AFCI requirements of the NEC as written so it is important to check local Code requirements.

The AFCI is intended to prevent fire from arcs. AFCI circuit breakers are designed to meet one of two standards as specified by UL 1699: "branch" type or "combination" type (note: the Canadian Electrical Code uses different terminology but similar technical requirements). A branch type AFCI trips on 75 amperes of arcing current from the line wire to either the neutral or ground wire. A combination type adds series arcing detection to branch type performance. Combination type AFCIs trip on 5 amperes of series arcing.

Arc Fault Breakers are recommended but please be aware that homes older than 15 years may need substantial rewiring in order to accommodate AFCI type breakers.

 

ARC FAULT BREAKERS