The Electrical Pulse: What Your Home Inspector Sees in Your Wiring

As a home inspector, the electrical system isn't just a collection of wires and breakers; it's the pulse of the home. It's an intricate, powerful network that demands respect and careful scrutiny. When I walk through a property, I’m not just checking if the lights turn on. I'm looking for the hidden hazards and system deficiencies that can impact your safety and wallet.

Here is a look at your home's electrical system from a home inspector's viewpoint, focusing on the key areas where potential issues often reside.

⚡️ 1. The Service Entrance and Main Panel

The main service panel (or breaker box) is the heart of the electrical system. This is where power enters the home and is distributed safely through circuits.

• Service Drop and Meter: I start outside, looking at the service drop (the wires coming from the utility pole) and the meter base. I check for proper wire insulation, rust, and signs of water intrusion near the meter.

• Inside the Panel: This is a crucial inspection point. I look for:

  • Proper Labeling: Is the panel directory legible and accurate? This is a key safety feature for homeowners and emergency responders.

  • Over-fusing/Double Taps: Are there two wires connected under a single screw terminal (a 'double tap')? Are the breaker sizes correct for the wire gauge they protect? This is a common and serious overheating risk.

  • Corrosion and Heat Signs: Rust, scorching, or melted plastic are all red flags indicating moisture or excessive heat, which can lead to failure.

  • Service Capacity: Is the system (e.g., 100-amp, 200-amp) adequate for the home's size and appliances?

🔌 2. Grounding and Bonding

This is perhaps the most important safety element. Proper grounding and bonding provide a safe path for fault current to dissipate, preventing electrocution and fire.

• Grounding Electrode System: I look to ensure the system is properly connected to a grounding source, typically a cold water pipe or a dedicated grounding rod driven into the earth. The connections must be secure and accessible.

• Bonding: Key metallic components, like gas piping and water pipes, must be bonded (connected) to the electrical system's ground to ensure they don't become energized in a fault condition. Missing or inadequate bonding is a significant hazard.

💡 3. Protection Where It Counts: GFCI and AFCI

Modern electrical codes require advanced circuit protection in specific areas, and it is my job to test them.

• Ground Fault Circuit Interrupters (GFCIs): These devices monitor the current flowing through a circuit and trip instantly if there is an imbalance (a 'ground fault'); like when you drop a hair dryer in a bathtub. I test GFCIs in all required wet locations:

  • Bathrooms

  • Kitchens (countertops)

  • Garages

  • Exteriors

• Arc Fault Circuit Interrupters (AFCIs): These are designed to detect dangerous electrical arcs (sparks) that can occur in damaged wiring or faulty connections, which often lead to house fires. New construction requires them in almost all living areas (bedrooms, living rooms, dining rooms, etc.). I look for and test these breakers/receptacles where required by the current standard for the home's age.

Inspector Tip: If you're buying an older home, the absence of GFCIs and AFCIs is not necessarily a "defect," but it is a safety upgrade recommendation I will always make. Electrical safety standards evolve for a reason!

🧐 4. Wiring Methods and Condition

The type and condition of the wiring tell a story about the home's history and its future reliability.

• Wire Types: I identify common wiring types, such as Romex (modern plastic-sheathed cable), knob-and-tube (very old, single insulated wires), and Aluminum wiring (used primarily between 1965 and 1973).

• Aluminum Wiring: This deserves special mention. While not inherently defective, it requires special terminations and connections due to its tendency to expand and contract, which can loosen terminals and create a fire-hazard and overheating. If present, I look for required mitigation measures (like CO/ALR rated devices or proper pig-tailing).

• Visible Wiring: In attics and crawlspaces, I check that wiring is properly secured, protected from damage, and not frayed or exposed.

⚠️ 5. Receptacles, Switches, and Fixtures

The final interface points need attention, too.

• Receptacle Polarity and Grounding: I use a tester to confirm that each outlet is wired with the correct polarity (hot and neutral wires are not reversed) and has a functional equipment ground.

• Damaged Devices: I look for cracked, loose, or broken switch and receptacle plates, and devices that are warm to the touch (a sign of a problem).

• Junction Boxes: All wire splices must be contained within an approved, accessible electrical box. Uncovered or hidden junction boxes are a violation and a fire hazard.

✅ The Takeaway for Homeowners

A home inspection offers a valuable snapshot of your electrical system's condition. While no inspection can see behind walls, a thorough review of the panel, grounding system, and accessible components is essential.

My goal is simple: to empower you with the knowledge to address safety concerns, plan for necessary upgrades, and ensure the electrical pulse of your new home is strong, stable, and safe.