Real Estate Agents and Home Electrical Inspections
Why is the Electrical Code so important when Selling a Home and having a Home Inspection? Home Inspections and Electrical Code Violations, Deciding what to do if a home inspection discovers electrical problems.
Electrical Codes and Home Inspections
Electrical Question: Why is the Electrical Code so important when Selling a Home and having a Home Inspection?
- The inspector told the buyers that the electrical box needed to be grounded, and the seller has agreed to do this, however the buyers have assumed this means to increasing the 100 amp service panel to a 200 amp service panel.
- After explaining that the two are very different, the buyers demanded that the home needs 200 amp to be sold.
- The home size is only 1200 sq ft.
- They are afraid when they put a dishwasher in or their kids use their computers, there will not be sufficient power, or “juice” as they say.
- I am a real estate agent and I am going through a very hard time explaining what is meant by the electrical code.
This electrical wiring question came from: Clarice, a Other from Seaford, New York.
Thanks for your electrical code question Clarice.
Home Inspection and Electrical Code Violations
Home inspections help by reporting the condition of the home as it relates to building codes. If the home has conditions that are not up to code then these items should be identified for the buyers protection. In some cases a system or equipment may also be found that will need to be repaired or replaced as well. The following may be helpful when deciding what to do if a home inspection discovers electrical problems.
- Home Inspection Report
- With this specific question, rather than trying to educate the buyer, I would stick to what the inspection report is asking for, after all, the licensed or certified home inspector is the authority, so just have the earth ground installed as requested may take care of this item.
- The Cost of an Electrical Upgrade
- It appears that the buyer is attempting to arrange a free service upgrade for the price of installing a ground system.
- For example installing a ground rod and bonding it to the panel may cost about $200 compared to installing a 200 amp service which could be about $1000 or more.
- Electrical Circuits
- I do not believe that adding a dishwasher and a computer will cause a 1200 square foot home to overload a 100 amp service, however a complete list of the circuits and electrical loads would help make this determination.
- Electrical Panel Size
- Chances are that the home already has a dishwasher circuit, depending on the age of the home, however all of these factors should be identified in order to justify increasing the size of the main electric service panel.
More about Home Electrical Panels and Grounding
- House Wiring Circuits and Circuit Breakers
- This article looks at common 120 volt and 240 volt house wiring circuits and the circuit breakers that are installed identifying the types and amperage sizes used in most homes.
- Electrical Panel Circuit Listing
- Electrical Grounding Methods and Requirements
- Listing of electrical codes for grounding with examples of electrical grounding codes for home electrical wiring.
- Electrical Code Articles
- Electrical Code Directory covering AFCI circuit, electrical-boxes, electrical-circuit, electrical-code-outlets
- electrical GFCI, electrical-grounding, electrical-project, electrical-services
- electrical-underground, electrical-wiring, electrical-wiring-code, lighting-code, smoke-detector
Consult your Local Building Department about Permits and Inspections for all Electric Wiring Projects.
The Safest Way to Test Electrical Devices and Identify Electric Wires!The Non-Contact Electrical Tester
This is a testing tool that I have had in my personal electrical tool pouch for years, and is the first test tool I grab to help identify electrical wiring. It is a Non-contact tester that I use to easily Detect Voltage in Cables, Cords, Circuit Breakers, Lighting Fixtures, Switches, Outlets and Wires. Simply insert the end of the tester into an outlet, lamp socket, or hold the end of the tester against the wire you wish to test. Very handy and easy to use.
The Quickest Way to Check for Faulty Electrical Wiring!The Plug-In Outlet Tester
This is the first tool I grab to troubleshoot a problem with outlet circuit wiring. This popular tester is also used by most inspectors to test for power and check the polarity of circuit wiring.
It detects probable improper wiring conditions in standard 110-125 VAC outlets Provides 6 probable wiring conditions that are quick and easy to read for ultimate efficiency Lights indicate if wiring is correct and indicator light chart is included Tests standard 3-wire outlets UL Listed Light indicates if wiring is incorrect Very handy and easy to use.
Strip Off Wire Insulation without Nicking and Damaging the Electric Wire!The Wire Stripper and Wire Cutter
My absolute favorite wire stripping tool that I have had in my personal electrical tool pouch for years, and this is the tool I use to safely strip electrical wires.
This handy tool has multiple uses:
The wire gauges are shown on the side of the tool so you know which slot to use for stripping insulation.
The end of the tool can be used to grip and bend wire which is handy for attaching wire onto the screw terminals of switches and outlets..
The wire stripper will work on both solid and stranded wire. This tool is Very Handy and Easy to Use.
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