REAC - Building Systems - Electrical System


Electrical System

Portion of the building system that safely provides electrical power throughout the building.  Including equipment that provides control, protection, metering, and service.

 

Note: This does not include transformers or metering that belongs to the providing utility; equipment that is part of any emergency power generating system; or terminal equipment such as receptacles, switches, or panel boards that are located in the units or common areas.

 

This inspectable item can have the following deficiencies:

  • Blocked Access/Improper Storage
  • Burnt Breakers
  • Evidence of Leaks/Corrosion
  • Frayed Wiring
  • Missing Breakers/Fuses
  • Missing Covers

 

Blocked Access/Improper Storage

Deficiency: A fixed obstruction or item of sufficient size and weight that can delay or prevent access to any panel board or main power switch in an emergency.

 

Note: If the panel board or main power switch is locked but authorized personnel can quickly gain access, do not record it as a deficiency.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: One or more fixed items or items of sufficient size and weight impede access to the building system's electrical panel during an emergency.

Burnt Breakers

Deficiency: Breakers have carbon on the plastic body, or the plastic body is melted and scarred.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: You see any carbon residue, melted breakers, or arcing scars.

 

Evidence of Leaks/Corrosion

Deficiency: You see liquid stains, rust marks, or other signs of corrosion on electrical enclosures or hardware.

 

Note: Do not consider surface rust a deficiency if it does not affect the condition of the electrical enclosure.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: Any corrosion that affects the condition of the components that carry current.

-OR Any stains or rust on the interior of electrical enclosures.

-OR Any evidence of water leaks in the enclosure or hardware.

 

Frayed Wiring

Deficiency: You see nicks, abrasions, or fraying of the insulation that expose wires that conduct current.

Note: Do not consider this a deficiency for wires not intended to be insulated, such as grounding wires.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: You see any nicks, abrasions, or fraying of the insulation that expose any conducting wire.

 

Missing Breakers/Fuses

Deficiency: In a panel board, main panel board, or other electrical box containing circuit breakers, you see an open circuit breaker position that is not appropriately blanked off.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: You see an open breaker port.

 

Missing Covers

Deficiency: The cover is missing from any electrical device box, panel box, switch gear box, or control panel with exposed electrical connections.

 

Note: If the accompanying POA identifies abandoned wiring: capped wires do not pose a risk, therefore, do not record this as a deficiency.

 

Level of Deficiency:

Level 1: N/A

Level 2: N/A

Level 3: A cover is missing, which results in exposed visible electrical connections.

 


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