Upgrading regular plugs to GCI? How involved is it? (springs, smell, convert)

[IShootNikon]

We are finally selling our condo and the inspector found out that we need two new GFCI outlets. One in kitchen (standard plug) and one in bathroom (has GFCI but apparently inspector said it's not working)

It is a rental property and currently occupied. At this point we will need an electrician come in and fix it.

For the bathroom I'm guessing it's a straight easy sway to replace the non working GFCI outlet.

But for the kitchen, to upgrade from standard outlet to GFCI, how involved is it? Is it just stripping of a few wires, grounding it, etc. Or are we looking at total rewiring back to breaker box. Some bids I have received make me think they want to rewire and remove drywall from the walls, etc.

So what would be a starting price to fix this issue? Thanks

[399083453]

Originally Posted by IShootNikon

But for the kitchen, to upgrade from standard outlet to GFCI, how involved is it? Is it just stripping of a few wires, grounding it, etc.

Maybe.

Originally Posted by IShootNikon

Or are we looking at total rewiring back to breaker box.

Maybe.

Originally Posted by IShootNikon

Some bids I have received make me think they want to rewire and remove drywall from the walls, etc.

Its possible.

Originally Posted by IShootNikon

So what would be a starting price to fix this issue?

You never know what your getting into until you start looking at the wires. It will cost, what it costs. No one here can tell you what is behind your walls.

Personally, I would replace the GFCI in the bathroom myself, $8 and ignore the fridge. Its grandfathered, and its fine. If teh new owner wants to upgrade and bing it up to current code, its up to them.

[chet everett]

First I strongly recommend that you READ UP on what a GFCI does and how it works. Ground Fault Circuit Interrupters (GFCIs):

In a very technical sense it is a MECHANICAL device that can "wear out" over time thus the need to TEST them periodically and REPLACE them when the mechanical bits (literally springs and such) are no longer effective in helping to keep people safe.

There is NO NEED to use an electrician to replace an older GFCI that has worn out. It is a very simple and straightforward task that is no different from replacing any other outlet or switch. The local hardware stores and big box stores sell this is "consumer" packaging with detailed instruction. Replacing a GFCI Outlet

There is NO REASON to ever consider a bid that suggests replacing wiring back to the electrical panel! This is a red flag that the bidder is attempting to pump up costs for very likely NO BENEFIT to the home owners. This article from the well regarded This Old House explains that even if there is no ground it is still safe for a GFCI to replace and older style outlet, it should carry a label stating "No Equipment Ground" primarily so that folks using more sensitive equipment understand the limitations -- Replacing Two-Prong Receptacles | Electrical | Plumbing, HVAC & Electrical | This Old House

[IShootNikon]

Yes, I would do it myself but we are selling and I'm probably certain they want a licensed electrician to perform the work even though probably is simple enough.

It is a rental so I can't readily enter the complex and check the wires. If it is just black and white wires sounds like it's a simple plug and play job. Obviously if I had known this I would have converted them before we put this place on the market.

This condo was built in 1984. Do you think it could have been grandfathered in? Of course each state is different.

[MSchemist80]

I had a GFCI in the bathroom that started loudly vibrating and smelled burnt and then went dead. I just replaced it and it was fine. It was about 25 years old so they do indeed eventually go bad.

[MSchemist80]

I put a GFCI outlet in another bathroom that was just a standard. I just undid the wire on the terminals from the old outlet and put them on the GFCI as the manual indicated both neutral and hot on the same side of the outlet (one on top and one on bottom as indicated). It was not hard.

[IShootNikon]

Yes, now I realize that.

Problem is we are selling and pretty certain buyer wants a licensed electrician to do the work. A DIY job looks like $20 but unfortunately I won't be able to do it myself.

[eddiehaskell]

If you're doing two outlets surely you can find a licensed electrician that will swing by for 15 minutes and do it for $50 plus parts.

[robr2]

The bathroom is a simple - it's plug and play.

The kitchen may be more involved depending on how all the outlets in the kitchen are wired. If they go from outlet to outlet, it's simple enough to replace the first outlet in the chain with a GFCI and all the others will be protected.

[K'ledgeBldr]

If I were you I'd tell the buyer that GFCI's weren't required in kitchens of homes built in 1984 (they weren't required until '87).
So, if they want GFCI's (should require 2- one for each circuit) in the kitchen they can have them installed their selves; or pay you for the install.

Here's a prime example of private inspectors not paying attention- they absorb themselves in present code and forget that all homes weren't built last year!