When a home inspector looks over the home you're either buying or selling, one of the crucial items he'll examine is the electrical system. In other words, how's the wiring? Are there any fire hazards the must be fixed immediately?
One of the first things to understand about a home is its requirements for amps and volts. The more amps you have in a home, the more electrical devices you can have in use at any given time. The typical standard is 100 amps, though some say 200 amps are necessary for all the electrical gadgets we use these days. Large homes, and homes with central air-conditioning or electric heat will need more power. Think of a tunnel. A two lane tunnel lets through twice as many cars as a one lane tunnel.
Volts determines the types of electrically powered devices that can be used. For example, lights, small power tools, small kitchen appliances, bathroom appliances, small room air-conditioners, etc. utilize 110 volt power. In the case of electrically heated homes, electric ranges, large room air-conditioners, central air-conditioning, large power tools, clothes dryers, etc. 220 volts are required. In our illustration of tunnels, higher voltage capacity is like a tunnel that can accommodate trucks, not just cars.
Power must be distributed evenly throughout the home. If a home has more electrical circuits, there's less of a chance of blowing a fuse or tripping a circuit breaker. A home with 14 circuits can accommodate more than one with seven. Thinking of tunnels again, the more tunnels there are available to accommodate traffic, the less chance that a traffic jam will occur.
Your home inspector will look outside for what he can find out about the electrical service. Are there any frayed or damaged wires? Frayed insulation could mean there is water damage in the main panel in the house. Some rust on the pipe or meter pan isn't usually a big problem because it occurs with weathering.
Your inspector will walk around the outside of the house and make sure there are no exposed open wires. Any outside receptacles should be GFI protected.
There are several things your inspector will take note of inside the home. Are there 3 prong grounded receptacles? Are there GFI receptacles in the kitchen and bathrooms? Your inspector can test to see that they work. Are there any burn marks on receptacle or switch plates? Is there rust on the main service panel?
Are all device plates installed straight and tight to the walls? Are light bulbs installed in all fixtures and all in working condition? Do telephone and cable jacks work? Does the doorbell work?
What's the condition of visible wires? He'll take a look in the attic and basement for this as well. Are there any uncovered junction boxes?
Your inspector will check for aluminum wiring by removing a few receptacle and switch plates. Aluminum wiring poses serious dangers. It can be the cause of flickering lights and intermittent operation of devices or appliances. If this is happening, a licensed electrician must be called. Shut the power off to affected areas if at all possible. Be sure the home has working smoke detectors. Replacing aluminum wiring can be a large expense, but replacing the home is an even bigger one.
Your inspector should check the water main and see that the service ground is in good condition.
He'll try all switches and receptacles to see that they work. He may turn on as many lights in the house as he can. He may then turn on an air conditioner or large appliance like an electric stove to see if the lights dim or brighten. If so there may be a loose neutral or ground connection.
It's important to check the main breaker. Are electrical panels labeled properly? Does the home have adequate amps and voltage? If the service needs to be replaced or upgraded it makes little sense to put anything less than 200 Amps in.
Here's a simple way to check for loose connections. Turn on all the lights and walk around the home, banging a fist on and near switches and outlets with two sharp raps. If there's a loose connection, this should reveal it. Finding a problem like this could prevent an electrical fire. Loose connections equal heat in an electrical circuit.
When checking light bulbs and fixtures, your inspector may note whether bulbs are a higher wattage than what is specified for the fixture. If they are chances that the wiring in the fixture is damaged from the excessive heat, it should be replaced.
If the home is occupied or has recently been lived in, it's crucial that extension cords are not under carpets or rugs. It's important to replace frayed or worn extension cords and replace broken or damaged plugs on appliances.
Your inspector will look for overall quality of the electrical work in the home. If a licensed electrician installed the work, things will be done neatly and properly. Work done by a homeowner or handyman generally will be evident by how the work looks.
Remember, your home inspector will report to you on the condition of the home. Knowing the status of the electrical system is important as you decide whether to buy or sell the home in question.
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