Electrical issues are one of the most common problems found in home inspections. Aside from cost, safety issues may also come into play, so spotting red flags early is key. So, look out for the following common electrical red flags.
Electrical Service Residential home standards for new homes now require a minimum 100A electrical service, with 200A becoming more typical. Older homes often had 60A service. Upgrading the electrical panel and service is typically done in a day, will likely cost $5,000 or less depending on panel size and circuits, and will make the home safer and reduce nuisance tripping and flickering.
Distribution panels Look for panels that are rusted, are very old, have damaged breakers or breakers by multiple manufacturers or look like a homeowner may have done the install. Federal Pacific and Zinsco are two panel brands that have been the subject of class action lawsuits and should be replaced due to safety issues. Also look for fuse boxes - not unsafe, but a signal that upgrading is past due.
Outlets GFCI outlets are required any place there is water, and in garages and unfinished basements, per current code. This is one of the most common defects, but also one of the easiest to correct. A $20-30 GFCI is a simple upgrade, and it immediately removes a buyer's potential objection. Also look for old ungrounded (two-prong) receptacles. These are not code compliant and may also be a symptom of old ungrounded wiring.
Wiring Knob and tube and aluminum wring are potential deal-killers. Knob and tube wiring is old, unsafe, and does not include a ground wire. It may also affect the ability of the home to be insured. Aluminum wiring can work itself loose at connections and become a safety issue. Replacing wiring involves opening walls and pulling new wiring, and can cost a significant amount depending on the number of circuits. Develop an appropriate strategy with your client to manage the presence of these types of wiring.
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