What is an electrical inspection?

A home inspector's electrical inspection is a visual and functional examination of the home's accessible electrical system. The inspector will check the main service panel, sub-panels, outlets, switches, and visible wiring to ensure they are functioning correctly and safely. They will use a voltage tester to confirm that outlets are properly wired and grounded. The goal is to identify any fire hazards, shock risks, or functional problems within the system. While the inspector will not open up walls or disconnect the main power, they provide a crucial first look at the home's electrical safety.

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Common electrical issues and defects found by home inspectors include ungrounded or reversed polarity outlets, which are shock hazards. They often find improperly wired or damaged switches, as well as exposed or frayed wiring that can pose a fire risk. Another frequent issue is an undersized electrical service for the home's needs, which can lead to circuit overloads. Inspectors also look for damaged outlet covers, missing ground fault circuit interrupters (GFCIs) in wet areas like kitchens and bathrooms, and signs of amateur or DIY electrical work that does not meet safety standards.

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It's important to differentiate between electrical damage and age-appropriate discoveries. For example, a scorched outlet is a clear defect that indicates a fire hazard, but an older home with knob-and-tube or aluminum wiring is an age-appropriate discovery that relates to older electrical codes. An inspector will note if a system is not up to modern standards, but this is not necessarily a defect unless it is actively malfunctioning or presents a safety hazard. Electrical codes have changed over the years to improve safety, so while a home may have older wiring, it is not necessarily "defective" unless it is no longer working as intended or presents a significant safety risk.

 

A home inspector's electrical inspection has significant limitations. The inspection is visual and non-invasive, meaning the inspector cannot see behind finished walls, ceilings, or under floors. They are not licensed electricians and cannot dismantle the electrical panel or other components for a full internal inspection. While they can identify red flags, they cannot guarantee the entire system is free from hidden defects. Their report is not a substitute for a professional electrical evaluation, and they will recommend a more thorough inspection by a qualified electrician if they see signs of serious issues or an outdated system.

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When inspecting an electrical panel, a home inspector looks for several key items. They will check for signs of rust or water intrusion, which can corrode components and create a fire hazard. They will also look for double-tapped breakers (two wires under one screw), which can cause overloading, and check for proper labeling. The average lifespan of an electrical panel is between 25 to 40 years, and it is important to have it periodically checked for damages and for product recalls, as some older panels like those from Federal Pacific and Zinsco are known to be fire hazards. In most cases, your home insurance provider will require you to replace the panel and submit documentation before a policy will be issued.

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It is crucially important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of serious electrical issues, they will recommend a licensed electrician perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.