patrick.net

Who is right?

i read it twice and am confused as to the differing positions.

Summary:
The person with the house doesn't want to fix the lighting issue, since they are just going to sell.it anyway. Light switches are in wrong places since house was added onto..
I want to fix it right, since existing arrangement is retarded, but they don't.

Perhaps a diagram with floor plan would be better.

But my real question is if this affects the value of the house, since it's being fixed up to sell. Will not having light switches in the right places turn off potential buyers or reduce the value of the house? I.E. - are most buyers too stupid to understand how annoying this is when they are looking at houses?

OK, here is a partial house layout so you can get the idea. The light fixture in question is labeled, along with the location of the only light switch for it:

My point was that if it were your house, you would want the room with the light fixture shown to have light switches at all 3 doors, but since they are just going to sell it, does it affect the value if it is left as is with only one light switch in the kitchen in an inconvenient location like that.

Here is the answer: Having a light switch just near one door of three doors is far from ideal. It is what agents like to call "functional obsolesence". You are right. Buyers will care, and any decent house inspector will notice the lack of suitably positioned light switches.

As a building inspector, I can tell you that you stand to open a can of worms that you really don't want to open. On the one hand, you could (probably) do most of it without having to pull a permit, BUT if the buyer was to raise a stink or question then the building department could come in and ... well, you can guess the rest (can you say dollars). Bottom line, if the buyer doesn't like the way it is, they can change/pay for the change. Is it (the way it is) stupid? Trust me, I've seen worse. In my professional opinion, it's not worth the bother.

I'm not planning on pulling any type of permit. No fucking way so I want any type of electrical inspector near the electrical shit that the carpenter did (like all the #14 wire they put on 20A circuits). I've had to replace a bunch of 20A breakers with 15A breakers in 2 houses that this person built already because of this. And that's just with the circuits with exposed wiring in places like a basement or crawl space where I can see it. I wonder about all the wiring that I can't see. If anyone asks I'm going to say that was done when the rooms were added and the guy who did it is dead (the person responsible died like 6 years ago).

justme says

It is what agents like to call "functional obsolesence".

Will most agents point this type of thing out? From what I have seen a lot of (basements in particular) lack a light switch at the exit.
For me what this tends to trigger a sign of an add-on that wasn't done right so I wonder what else they did wrong. Honestly, I think the real reason it might not have been done is because they were too stupid to figure out how to wire up a proper 4 way switch, and they were hoarders so pulling up the boards in the attic wasn't going to happen.

zzyzzx is deplorable says

Will most agents point this type of thing out? From what I have seen a lot of (basements in particular) lack a light switch at the exit.

They will if there is a more expensive they house can sell instead.

That would not be a big deal to me, as a buyer. And, like the other poster said--you could open up a can of worms. Once you discover problems behind the walls, you have to disclose them. Why take the risk for a small nuisance.

http://www.affordablequalitylighting.com/indoor-lighting/light-switches-dimmers/light-switches/single-rocker-wireless-light-switch/

IT's called "a work around." Not to be confused with what zzyzzx calls a reach around.

Completely wireless, this light switch operates in conjunction with either our hard-wire relay receiver or our plug-in dimmable receiver to create your own wireless light switch system. On appearance, it looks like an ordinary light switch, however, you don't have to run any wires! Perfect for home remodel applications where you don't wish to open up the walls for electrical wiring. What's more is that the light switch doesn't require any type of power source like batteries. It generates its own power source when the switch is toggled, which sends the wireless signal to the corresponding relay. Available in a variety of colors and each switch includes its own faceplate and backplate, you'll have everything you need to go wireless in no time.

You're welcome.

$170 including the relay receiver. Probably worth it.

Electrocution??

zzyzzx is deplorable says

If anyone asks I'm going to say that was done when the rooms were added and the guy who did it is dead (the person responsible died like 6 years ago).

Install The Clapper. Then the lone switch can remain on at all times, and a simple 👏 can operate the light from anywhere in earshot

I was going to say that, but decided to give him one step higher up. But there is also a modern day voice version of the clapper. Jeez, this was one of those "why didn't I think of that" solutions.

http://www.digitaltrends.com/home/vocca-is-the-voice-activated-light-socket-that-makes-your-clapper-look-prehistoric/

https://www.amazon.com/VOCCA-Smart-Lights-Activated-Adapter/dp/B00T1UTMP4/ref=pd_zg_rss_nr_hi_6478741011_5

Not great reviews for that. I'm sure by the third or fourth gen it should be good.

marcus says

You're welcome.

$170 including the relay receiver. Probably worth it.

I thought about that, but I prefer tried and true hardwiring over something questionable like that. If the room wasn't already being redone maybe the wireless option might be good (although I might still be more inclined to use wiremold).

Here's a cheaper one, with almost entirely good reviews. MAybe it's the same, but cheaper through amazon ?
https://www.amazon.com/Basic-Wireless-Light-Switch-Kit/dp/B005B0AY0K

Just out of curiosity, how old are you ?

Pig meet lipstick, lipstick meet pig.

zzyzzx is deplorable says

I'm not planning on pulling any type of permit. No...electrical inspector near the electrical...that the carpenter did (like all the #14 wire they put on 20A circuits).

If you want to help your friend and yourself, consider this. Your friend may be required to disclose potential hazards including substandard electric, but saying he has a friend who knows the place well and can fix everything for $x might smooth over that disclosure and get you $x. Currently, you don't know the buyer(s) or their plans. It might turn out to be a teardown or an electrician wanting to fix everything himself or an absentee landlord wanting to diversify a portfolio. In any of those scenarios, you would be putting yourself at risk for no benefit, maybe even a cost: suppose you do some work without a permit but it isn't up to code, and something goes wrong.

If you were only concerned about annoyance at having to operate a switch, I'd suggest a $40 motion sensing LED ceiling lamp. It saves electricity, and you don't even need to clap.

Personally, I think most of the "flip this house" nonsense is like day traders in a rising market. They fool themselves into thinking they're genius decorators based on WAF, but in fact they're subtracting net value, at least in the eyes of buyers who have their own plans. Realtors(tm) encourage the (mis)perception because Realtors(tm) get a commission on the total sale price, regardless of whether the seller recoups the cost of any "improvements". Notice the Realtors(tm) on the "Flip" shows don't offer to reduce their commission based on the net gain: they want their cut of the gross price.

zzyzzx is deplorable says

Most buyers too stupid to understand how annoying this is when they are looking at houses?

That's the one. Most aren't going to relize it's a pain in the arse untill well after the ink is dry on the purchase and sale agreement.

Personally, as a buyer I'd be more concerned that crappy electrical work was done - possibly without the proper permits. But then again I went through my place with a fine tooth comb (including checking with the local municipality to get all the records they had on file, including work permits for any additions). Most buyers aren't that thorough.

Caveat Emptor