⚡ According to our Home Inspection Report GFCI Protection is Missing on Our Pool System
When you buy a newly built home from a large Florida builder like Neal Communities, you expect it to meet current building codes—especially when it comes to critical safety systems. But once again, our professional inspection revealed another serious omission: According to our licensed home inspector, GFCI protection appears to be missing from our pool system.
This is not a cosmetic issue. It may constitute a life-safety code violation, based on our inspector’s findings and applicable building codes.
For five months, we have not used our pool—not once. Why? Because we don’t feel safe. We’ve lived in this home unable to enjoy a major feature we paid for, knowing full well from the home inspection report that basic electrical protections are potentially missing from a system that operates dangerously close to water. It’s frustrating, disheartening, and unacceptable.
🔌 What is GFCI—and Why Does It Matter?
GFCI protection is a life-saving electrical feature designed to instantly cut power if it detects an electrical fault that could lead to electrocution. It is essential when dealing with electricity near water—especially in pool systems, where a single fault could prove deadly.
According to the U.S. Consumer Product Safety Commission and the National Electrical Code (NEC), GFCI is required for:
- Underwater lighting circuits (above 15 volts)
- Pool pumps, heaters, and blowers
- Outdoor outlets within 20 feet of the pool
- Electrical pool covers
Without proper GFCI protection, one electrical fault could result in serious injury or even death. That’s why this is a code requirement, not an optional feature.
According to the U.S. Consumer Product Safety Commission (CPSC), from 2002 to 2018, there were 33 fatalities and 33 injuries involving electrocutions in swimming pools and spas. This averages to approximately two deaths and two injuries per year over this 17-year period.
Link to Source: CPSC.gov Electrical Safety Around Pools
While these incidents are relatively rare, they underscore the critical importance of ensuring that all electrical systems and equipment associated with pools and spas are properly installed, regularly inspected, and maintained in compliance with safety standards to prevent such tragedies.
📜 What the Florida Building Code Requires
According to 2020 Florida Building Code – Residential, Section R4501.16:
Link to Code: 2020 Florida Building Code, Residential, 7th Edition R4501.16
In other words, GFCI is required by the Florida Building Code for pool systems—especially when supplying power to pumps, heaters, and any underwater luminaires operating above the low voltage limit. These safeguards are not optional—they are designed to prevent electrocution. In a state like Florida, where pools are common and storms frequent, this is a code requirement for good reason.
🔎 What Our Inspector Found
According to our licensed home inspection report:
GFCI protection is one of the most critical safeguards in any environment where water and electricity are in proximity. It’s standard. It’s required.
⚠️ What Are the Risks?
Without GFCI protection, the system has no automatic shutoff mechanism in case of a ground fault or current leakage. This puts homeowners, children, and pets at risk of electrical shock—or worse.
And if you think that sounds rare or far-fetched: it’s not. The Consumer Product Safety Commission has documented dozens of fatalities linked to improper or missing GFCI protection near pools, spas, and wet areas.
It’s important for homeowners to verify—even with reputable builders—because oversights can happen.
In our opinion, failing to install Ground Fault Circuit Interrupter (GFCI) protection on pool systems may constitute a code violation—and represents a serious safety concern with potentially severe consequences.
Here’s why we believe this issue demands immediate attention:
⚡ Elevated Risk of Electric Shock
Water conducts electricity, and without GFCI protection, even a minor electrical fault near a pool can result in electrocution. GFCI devices are specifically designed to detect these faults and shut off power within milliseconds—protecting against injury or death. Without one, there is no automatic safeguard.
🔥 Fire Hazard
Electrical malfunctions that go undetected can lead to overheating and potential fires, particularly in pool environments where electrical components are often exposed to moisture. GFCI protection helps prevent such fires by shutting off power at the source of a fault.
🛠️ Damage to Equipment
Electrical surges or ground faults that are not interrupted can damage critical and costly pool equipment—including pumps, heaters, lighting systems, and control panels. This not only leads to expensive repairs but can also void equipment warranties.
⚖️ Legal and Financial Liability
In the event of an accident, the absence of code-mandated safety features like GFCI may expose the homeowner to liability. Courts, insurers, and code enforcement agencies may consider a lack of compliance as negligence—potentially leading to lawsuits, denied claims, or increased premiums.
🚫 Reduced Usability of Pool
If identified by an inspector or local authority, a pool system that lacks required GFCI protection may be deemed unsafe for use and shut down until corrected. This limits the functionality and enjoyment of a major home feature.
💸 Impact on Resale Value
Safety violations can significantly affect resale. Buyers conducting due diligence or hiring inspectors may be deterred by electrical code issues—particularly those involving high-risk systems like pools. Non-compliance can reduce buyer confidence and result in lower offers or prolonged time on market.
✔️ What You Can Do
Here’s how to check:
Visually inspect your pool equipment panel and surrounding outlets. Look for GFCI outlets or breakers (they usually have a reset/test button).
If unsure, take photos and ask your Neal Communities warranty department to confirm in writing whether your system complies with:
- Florida Building Code R4501.16
- NEC 680.22(A)(5)
- And applicable manufacturer guidelines
If the protection is missing, request immediate correction by a licensed electrician.
We are not electricians. We are homeowners. But we have done our homework, hired professionals, and reviewed the codes. This goes beyond opinion. Based on our inspection and review of the code, we believe this is a matter of legal compliance—and basic safety.
🧱 Our Personal Experience
What should have been our oasis—a peaceful pool just steps from our back door—has instead become a daily reminder of our concern that safety may not have been prioritized.
Since November, when our home inspector first discovered these serious safety concerns with our pool equipment, we’ve never used it. Not once. Because while the risk of electrical shock may seem low, it’s real—and when it comes to electricity and water, that’s a line we will not cross.
We notified Neal Communities in early November. We gave them every opportunity to take the matter seriously. Our attorney even followed up on February 11th, sending a letter to Neal Communities’ legal counsel with a formal exhibit highlighting our continued suffering and requesting immediate attention.
We never received a proper answer to our Chapter 558, no investigation, and no corrective action has taken place.
In our experience, their actions appeared to prioritize liability protection over our safety and well-being. Their response—and more importantly, their inaction—led us to the opinion that safeguarding their liability was given greater importance than addressing our safety concerns.
What should have been a relaxing, joyful space has become a source of anxiety, frustration, and disbelief. And with the discovery of a missing TPR valve (reported yesterday), combined with the potential GFCI violation we’re sharing today, we felt our safety concerns were not treated with the urgency they deserved.
We’ve reached a point where we no longer assume our home is safe. We verify everything. Because this home has failed us too many times—and trust, once broken, is not easily restored.
⚠️ Disclaimer: This post reflects our personal experience as homeowners and is based on findings from a licensed home inspector and publicly available building codes. We are not offering legal or electrical advice. We encourage all readers to consult licensed professionals for any decisions related to home construction, code compliance, or electrical safety.
