The Home Inspector Chronicles

As a home inspector, I've seen how proper electrical bonding is generally missing in both homes and pools. The homeowner is generally unaware of what electrical bonding is and how this presents a risk to them and their families. Here’s an example. Suppose a rat sits on a copper water pipe and chews through the insulation on an electrical cable. If the pipe is bonded, as it should be, the pipe and the rat become the conductive material that returns the electricity safely to its source. The unfortunate rat is fried, and the current in the pipe should quickly increase past the circuit breaker's limit. The circuit breaker trips and clears the fault. But what if the pipe was not bonded? The rat lives to chew another day because without a return path no current flows. If the cable touches the pipe, the pipe is energized even when no current flows. That is, until someone touches a metal water supply fixture. If the person is grounded, the person becomes the conductive material and the return path. Current flows through the person, and the results may be unfortunate. So What Is Electrical Bonding? Electrical bonding connects all metal components like pipes, fixtures, and structural elements so they share the same electrical potential. This minimizes the risk of electric shock by ensuring that, in the event of a fault, electrical current has a low-resistance path to ground. Bonding occurs when: -metal that could carry electricity (but is not supposed to), -is intentionally connected together to provide a permanent low resistance return path, -that is capable of conducting all electricity accidentally carried by the metal back to its source. A ground fault occurs when electricity flows in metal (or other conductive material) that is not normally energized. Ground faults usually occur when a hot wire comes in contact with the conductive material. Why Bonding Matters During inspections, I am encountering issues where bonding is either missing or improperly installed. For instance, I've seen pool areas where metal handrails weren't bonded, posing a significant shock hazard. Proper bonding is really about safety for you and your family. Bonding in Swimming Pools & Spas Pools present some interesting challenges due to the conductive nature of water. Key bonding requirements include: -Metal Components: All metallic parts of the pool structure, such as ladders, handrails, and light fixtures, must be bonded together. Also includes metal windows within 5 feet of the pool wall. -Perimeter Surfaces: Bonding should extend to the pool deck, rebar and other conductive surfaces within 3 feet of the pool's edge. Did you know this includes the pool water? Did you know that concrete is quite conductive? I’ll talk about Ufers in a later post. -Water Circulation Equipment: Pumps, filters, and heaters need to be bonded to ensure safety. Note that pool (and spa) bonding is separate from the home’s bonding and grounding system. These measures mitigate the potential (pun intended) maintain electrical potential developing, thereby reducing the risk of electric shock. Bonding in Residential Homes In homes, bonding needs to be in place for: -Plumbing Systems: Metal water (copper and galvanized steel) and gas pipes should be bonded to prevent potential differences. You normally see this in the form of a clamp with a wire attached, on the pipe, where the pipe enters the home. -Electrical Panels: Ensuring the main panel is properly bonded helps protect the entire electrical system. I’ll talk about bonding in main panels and subpanels in a subsequent post; this is also important. -Appliances: Large appliances with metal cases, like ovens and dryers, should be bonded to prevent shocks. Inspection and Maintenance Regular inspections are vital to ensure bonding systems remain effective. Look for signs of corrosion, loose connections, damage to bonding conductors, or in many cases, are completely missing. If issues are found, consult a licensed electrician to address them promptly. Final Thoughts Electrical bonding is a fundamental aspect of home and pool safety. By ensuring all conductive components share the same electrical potential, bonding minimizes the risk of electric shock and protects both people and equipment. Regular inspections and adherence to code requirements are essential for maintaining a safe environment. If you're unsure about the bonding in your home or pool, feel free to reach out. At Smart Start Home Inspection, we're committed to helping you make informed decisions about your property's safety. For more information or to schedule an inspection, visit www.smartstarttx.com.