During the past 27 years, I have performed over 20,000 inspections, taken hundreds of continuing education courses and have trained other home inspectors. That  extensive experience has provided me with the opportunity to see and understand issues that are often overlooked by inexperienced home inspectors — or those who simply haven’t had the training to become proficient in this field. This week I will examine electrical issues.

Issue #2 – Electrical Issues

Nearly all home inspectors will take the time to ensure that electrical outlets are working properly and there are ground fault receptacles in areas of the home, as required. This is relatively easy to do and requires limited expertise and training to check “outlets” off an inspection list.  Unfortunately, a few inspectors will focus their inspection time on these details, but will not take the time to do a more thorough examination of the electrical system, as this requires significantly more expertise and training.

While most inspectors will remove the cover of the circuit box, they may not review the size of the entrance cable or the quality of the wiring inside.  An experienced inspector knows that neat breaker box wiring typically means that the electrician may have been experienced.  A breaker box with wires running haphazardly in every direction means that the inspector should perform a more thorough inspection because there may be other issues throughout the home.

Keep in mind that a home inspector is only required to perform visual observation with minimal technical analysis, unless the issue is within the realm of expertise of the home inspector.   What this means is that an inexperienced home inspector can only perform a minimal inspection, while an inspector who has taken extensive continuing education courses to understand and remain knowledgeable about the National Electrical Code (and its changes) can perform a more detailed, thorough inspection. 

Real world examples:  During my inspections over the past 27 years, I have found numerous examples of oxidation on connections within breaker boxes, creating potential fire hazards.  Recently, I also observed a 100-amp entrance cable serving a 200-amp service to a home.  Over the years, I have seen exposed wires (broken insulation) on entrance cables with tree limbs within inches of these wires, creating a serious fire hazard and electrocution potential.  In just the past two months, I performed a home inspection on a new home where electrical wires were fastened to the bottom of floor joists without a ledger board, which is not allowed under the current code.

A part-time inspector who works at another full-time job likely does not have the time to take continuing education courses beyond what is minimally required to retain licensing, while an experienced inspector who has taken hundreds of continuing education courses over two or three decades not only understands the current electrical code, but also understands the changes in code over the years — as well as the reasons for those changes.

While some issues in a home can be overlooked with little risk to the home or its occupants, electrical issues have the potential of causing loss of life through fire or electrocution. This is yet another reason why you should take the time to choose your home inspector carefully. 

Contact Housebusters if you have any questions or want to schedule an inspection.