Finding a basement development completed without an electrical permit has become commonplace in our findings. Everything ranges from adding a basement bedroom to a full-blown complete development. Realtors and home inspectors are discovering that this problem is becoming very serious. This is due to Item 6.1 (g) of the Alberta Real Estate Association residential purchase contract. It states that the seller warranties that “any government and local authority notices regarding the property, and lack of permits for any development on the property, known to the seller, have been disclosed in writing in this contract.” Consequently, if you’re selling your home without the proper electrical permit, it may cost you dearly.
Types of Inspections:
According to the Alberta Safety Codes Act and permit regulation, if a homeowner is issued an electrical permit in Alberta, two inspections must be conducted. These inspections are done by an authorized inspector appointed by the people who issued the permit. The first inspection is completed before drywall installation. This allows the inspector to see the type of wiring used and ensure the installation meets the Canadian Electrical Code requirements. If it passes, you receive an “acceptable” designation on the (rough-in) inspection report. When the job is done, an inspector must conduct a final inspection. This verifies that all finishing devices have been installed and the electrical project is safe.
So what this means for homeowners is that if you completed your basement development, an inspector cannot do the two required inspections. Consequently, they are unable to legally issue an electrical permit for the finished work. Now, the answer to the question you have all been waiting for…”Now what do you do”?
The First Option:
According to the electrical inspector I spoke with, you have two options. A master electrician can take out a permit on your behalf once the basement is finished. His permit requires only one inspection, unlike the homeowners’, which requires two. In this case, if the walls are finished, only a final inspection is necessary. However, having a master electrician do this is very risky. Once he takes out an electrical permit for your work, he is responsible for the installation. Without seeing behind the walls to determine if the installation is correct, this person would be taking a big risk. If something should happen, like a fire or death due to an unsafe installation, the master electrician will be held liable.
A Better Option:
A more widely acceptable second choice, and usually the most economical, is to have an authorized person inspect the basement to ensure the installation was safe and acceptable. Usually, a master electrician does this. This way, you will receive a report that can be given to your insurance company. It is the route that ensures you are mindful of electrical permits. Contact us for a free quotation at (780) 705-3696.
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