Molly Ayala
Home inspectors are trained to identify a wide range of issues, but they may also recommend calling in an electrician for a more specialised electrical home inspection. This is a thorough review of the home's entire electrical system, following a procedure stipulated in the National Electrical Code (NEC). The NEC establishes the minimum safety standard for all electrical fixtures, systems and devices, and is constantly re-evaluated and updated by the National Fire Protection Association. During an electrical home inspection, a certified electrician will check the safety of all electrical devices in the home by following a checklist. This includes circuits, wires and outlets.
| Characteristics | Values |
|---|---|
| Purpose | To ensure that the house is safe for a potential buyer and doesn't have any hidden maintenance issues. |
| Who performs it | A professional electrician or inspector |
| What they check | Circuits, wires, outlets, service panels and subpanels, switches, fixtures, smoke detectors, carbon monoxide detectors, etc. |
| When to get one | Every three to five years, or when there are red flags such as dim or flickering lights |
| Cost | Anywhere from $100 to $500 depending on the type of inspection and the size of the home |
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What You'll Learn
Outlets and switches
Inspectors will also check for reversed polarity in outlets, which can damage electrical devices or cause electric shocks. They will also check for improperly modified electrical panels, which can cause signs such as flickering lights, hot ceiling fixtures, and outlets or switches that work intermittently.
To test wall outlets, inspectors use a handheld device called a multimeter to probe the outlet and check the voltage and ground wire. They will get a reading of about 120 volts and will then switch the black probe to the oval hole to check the ground wire. A reading higher than 120 volts is concerning as it could cause a fire.
If an outlet is not working, inspectors may use a non-contact voltage tester to determine if the current is reaching the switch, but this is not necessary, and they may simply recommend an examination by a licensed electrician.
Older homes may have two-prong outlets that lack ground wires, which can prevent circuit breakers from tripping and are considered unsafe by today's standards. In such cases, inspectors may recommend replacing these with GFCI (Ground Fault Circuit Interrupter) or AFCI outlets, which interrupt the flow of current in emergencies and are considered safer.
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Wiring
When it comes to wiring, home inspectors will check that your home's electrical system is up to code and safe. They will look for any signs of outdated, damaged, or worn-out wiring, which can pose safety hazards. This includes checking for exposed wiring, which can be dangerous, and ensuring that wires are properly anchored and labelled.
During a wiring inspection, inspectors will typically remove the cover of the service panel (also known as the circuit breaker or fuse box) to check for any issues. They will look for loose wires, ensure that the wires are the correct gauge for the breakers, and verify that the main breaker is the appropriate size. For instance, a breaker smaller than 100 amps may not be sufficient for the electrical needs of a modern family. They will also check that the panel is securely fastened and that there is no humming or heat coming from inside, which could indicate a problem.
In addition to the service panel, inspectors will examine the wiring throughout your home. They will look for signs of discolouration, damage, or burning smells coming from outlets, as these could indicate underlying wiring issues. If outlets spark or catch fire, it is a serious problem that requires immediate attention. Inspectors will also check for proper grounding of circuits, as a lack of grounding could indicate older wiring. While not strictly required by code, grounding is highly recommended for safety reasons.
To ensure your home's wiring is up to code, inspectors will follow the National Electrical Code (NEC) guidelines. The NEC establishes minimum safety standards for electrical fixtures, systems, and devices, and it is constantly re-evaluated and updated by the National Fire Protection Association with input from electrical professionals. By following the NEC, inspectors can help ensure that your home's wiring is safe and meets the latest safety standards.
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Safety hazards
Electrical systems are a vital part of any home or building, and ensuring their safety is of utmost importance. Electrical inspections are essential to prevent hazardous situations such as electrical fires, failures, and electrical shocks. These inspections are typically conducted by a professional local electrical inspector or a certified home inspector, who examines all electrical components, including wiring, circuits, outlets, and panels to ensure safety and proper operation. Here are some common safety hazards that electrical inspectors check for:
Faulty Wiring and Outlets
Inspectors check for faulty, outdated, or defective wiring, which can lead to electrical fires and electrical shocks. They also inspect outlets and switches for damage or wear and tear, ensuring they are securely fastened and properly protected from moisture to prevent electrical hazards.
Electrical Panels and Circuit Breakers
The electrical panel and circuit breakers are crucial components in an electrical system. Inspectors ensure these are up to date and comply with safety standards. They check for issues such as insufficient panel capacity, obsolete panels, and incorrect wiring connections, which can pose fire and electrical risks.
Grounding and Circuit Protection
Proper grounding is essential for electrical safety. Inspectors test grounding systems to ensure their effectiveness and check for faulty grounding, which can increase the risk of electrical shock and equipment damage. They also verify the presence of GFCI (Ground Fault Circuit Interrupters) and AFCI (Arc-Fault Circuit Interrupters) protection where required by codes, especially in areas near water sources.
Overloaded Circuits and Extension Cord Use
Inspectors assess whether the home has the proper number of circuits to handle the electrical demand. They look for signs of overloaded circuits, which can be a fire hazard, and ensure that extension cords are used appropriately rather than as permanent wiring solutions.
Lighting Fixtures and Insulation
Inadequate lighting and incorrectly installed lighting fixtures can contribute to safety hazards. Inspectors check for poor lighting, faulty appliances, and lighting fixtures installed too close to combustible materials or with inappropriate wiring. They also inspect for damaged or insufficient insulation, which can expose wires and increase the risk of electrical shock and fires.
Code Compliance and Safety Standards
Electrical inspectors ensure compliance with local electrical codes, regulations, and safety standards. They identify any code violations and potential hazards, such as non-compliance with outlet and switch heights or electrical box requirements. These inspections help maintain the safety and longevity of the property, providing peace of mind to homeowners.
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Compliance with the National Electrical Code (NEC)
The NEC establishes the minimum safety standards for all electrical fixtures, systems, and devices, and it is what electricians refer to when determining if something is "up to code." During an electrical inspection, certified electricians will follow a checklist to ensure that all electrical devices in a home meet these minimum safety standards. This includes inspecting circuits, wires, and outlets to identify any unsafe conditions or code violations. For example, they will check if the circuits are properly grounded and have the correct gauge wire to handle the load, and they will look for any signs of discolouration, damage, or burning smell coming from the outlets, which could indicate underlying wiring issues.
In addition to the routine electrical inspections, there are a few red flags that may indicate the need for an early inspection. Dim or flickering lights, for instance, could suggest that the circuits are overloaded or that there are wiring issues. Other signs of potential electrical hazards include exposed wiring, outdated outlet covers, and two-pronged outlets instead of three-pronged grounded outlets. While grounding is not strictly required by the electrical code, it is highly recommended for safety reasons.
Compliance with the NEC is crucial not only for safety but also for practical reasons. For instance, documentation of code compliance can help lower insurance rates, as some providers adjust their premiums based on electrical inspection code compliance. Additionally, if you're planning to rent or sell your home, having everything up to code is essential to avoid costly surprises during the negotiation process. In such cases, a home inspector may recommend calling in an electrician for a more specialised electrical home inspection to ensure that the property is safe for the potential buyer and to identify any hidden maintenance issues.
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Service panels and subpanels
When inspecting service panels and subpanels, home inspectors will usually remove the cover to check for any signs of issues. They will listen for any unusual humming noises and ensure that the panel is not hot to the touch. They will also inspect for loose wires, ensuring that the wires are the correct gauge for the breakers and that the main breaker is appropriately sized. For instance, a breaker smaller than 100 amps may not be sufficient for the electrical demands of a modern family.
Inspectors will also visually inspect the panel box for defects such as burned wiring, rust, or burn marks on the bus bar, double-tapped wiring connections, and improper bonding. These issues can pose safety hazards, so it is essential to identify and address them. If any defects are found, the inspector will recommend that a licensed electrician further examines and repairs them.
Additionally, inspectors will check for the presence of ground fault interrupter circuits (GFCIs), which are essential safety features, especially in areas where they may come into contact with water, such as bathrooms, garages, or outdoors. The absence of GFCIs is considered a safety hazard and should be noted in the inspection report.
It is worth noting that while home inspectors are trained to identify potential electrical issues, they might recommend a specialised electrical inspection for older homes or those with unique wiring. This additional inspection can help ensure that the electrical system is safe and up to code.
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Frequently asked questions
A home inspection is a thorough review of a home's entire electrical system, conducted by a professional. It follows a procedure stipulated in the National Electrical Code (NEC). The NEC establishes the minimum safety standard for all home electrical fixtures, systems, and devices.
A home inspector will check for exposed wires, loose wires, the correct number of circuits, and outlets with two prongs instead of three. They will also check for any signs of damage, potential issues, and anything else noteworthy.
The cost of a home inspection varies depending on the type of inspection, the age of the home, the size of the home, and the location. A standard electrical inspection typically ranges from $100 to $200, while a full home electrical inspection can cost around $350.
