Home electrical inspection how to?

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Mr. Serious

Mr. Serious

Senior Member
Location
Oklahoma, USA
Occupation
Electrical Contractor
I searched the forum for "inspection" and found a comment from someone saying he didn't like inspecting home wiring and writing up a report of it, because it always takes more hours to do a good job than the customers expect to have to pay for. But I didn't find anything actually explaining how to do it. Do we just make a note of anything not meeting current code, and also note if it seems to have met code or not at the time it was installed? Maybe make a special note if anything is found that actually seems really dangerous?

My customer says she used to have an inspection report from when she bought the house, but she lost it, and her insurance company wants an electrical inspection report of the house. So, how do you do this sort of thing? How much detail do they really want, anyway? Is there an example format to follow when writing the report?
 
Mr. Serious said:
My customer says ..her insurance company wants an electrical inspection report of the house.
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Only uniquely qualified electricians can update load calculations to document overload, after typical hot tubs, pools, car chargers, HVAC appliances, or room additions; and document adoption date of code defect w/ photo of each molested alteration.

Qualified electricians recognize service upgrades & oversized fuses, room remodels with new wiring, re-located laundry no-longer dedicated, replacement outlets missing A/GFCI, recessed lights exceeding 6ft of new cable, or typical unlisted and counterfeit-electrical equipment.

After including complete building-permit history, existing dwellings that were unmolested would make a very simple report, for such qualified-electrical inspections.

Insurance companies pay their qualified contractors directly for approved claims, if proposals are approved by the insurance company.
 
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Mr. Serious said:
How much detail do they really want, anyway? Is there an example format to follow when writing the report?
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Many states have an SOP for home inspections. You could look up and see if your state has such a standard and just follow that. Also organizations like InterNachi have SOP's that you could use a guideline.
 

I found this at the InterNACHI®site:​

:​

3.7. Electrical​

I. The inspector shall inspect:

  1. the service drop;
  2. the overhead service conductors and attachment point;
  3. the service head, gooseneck and drip loops;
  4. the service mast, service conduit and raceway;
  5. the electric meter and base;
  6. service-entrance conductors;
  7. the main service disconnect;
  8. panelboards and over-current protection devices (circuit breakers and fuses);
  9. service grounding and bonding;
  10. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
  11. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  12. for the presence of smoke and carbon monoxide detectors.
II. The inspector shall describe:
  1. the main service disconnect's amperage rating, if labeled; and
  2. the type of wiring observed.
III. The inspector shall report as in need of correction:
  1. deficiencies in the integrity of the service-entrance conductors’ insulation, drip loop, and vertical clearances from grade and roofs;
  2. any unused circuit-breaker panel opening that was not filled;
  3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  4. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
  5. the absence of smoke and/or carbon monoxide detectors.
IV. The inspector is not required to:

  1. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
  2. operate electrical systems that are shut down.
  3. remove panelboard cabinet covers or dead fronts.
  4. operate or re-set over-current protection devices or overload devices.
  5. operate or test smoke or carbon monoxide detectors or alarms.
  6. inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
  7. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
  8. inspect ancillary wiring or remote-control devices.
  9. activate any electrical systems or branch circuits that are not energized.
  10. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
  11. verify the service ground.
  12. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
  13. inspect spark or lightning arrestors.
  14. inspect or test de-icing equipment.
  15. conduct voltage-drop calculations.
  16. determine the accuracy of labeling.
  17. inspect exterior lighting.
 
Thanks for bringing that up, about the license for home inspection. I wasn't aware, or had forgotten, that there's a license for that, too.
 
But would a license be required for an electrician inspecting electrical? What about a quote for electrical work required?
“This quote is for the following electrical work..
Update panel schedule
Replace broken light switch
No other work required”
 
tom baker said:
But would a license be required for an electrician inspecting electrical? What about a quote for electrical work required?
“This quote is for the following electrical work..
Update panel schedule
Replace broken light switch
No other work required”
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Inspectors: nope. That’s the problem with home inspectors. Often they don’t know what they are talking about but convince the customer they are experts.

Quote: again, most often no. And replacement in kind doesn’t require permits pulled. And of course nothing wrong with quoting anything then subbing it out. Same as a GC.
 
paulengr said:
Inspectors: nope. That’s the problem with home inspectors. Often they don’t know what they are talking about but convince the customer they are experts.

Quote: again, most often no. And replacement in kind doesn’t require permits pulled. And of course nothing wrong with quoting anything then subbing it out. Same as a GC.
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In NC you're not allowed to quote an electrical job then sub it out unless you're a licensed electrical contractor. " The wording in NC electrical contracting statue is " Must be Licensed to engage or offer to engage in ANY electrical work. A GC doing that along with other things may be a loop hole in the ordinance.
 
In California they are working on that, the CSLB is looking for a sponsor legislator. The bottom line is no "Conflict of Interest" ... if you issue a report you can't contract to do the work.

They are looking at a special classification for Home Inspector.
 
I was a home inspector for 30 years in WA. A member of ASHI, and, previous to home inspection, an electrical contractor with and an Administrator's License and a 4-year journeyman card. I've seen all sorts of wacky, and sometimes very dangerous, electrical wiring situations. As an inspector in WA you cannot perform any contracting work on properties you inspect. A big fine. So when I found poor wiring I would define the condition(s), the level of danger and recommend an immediate full inspection of the entire system by an electrical contractor - because if you can see bad work on the surface, there is almost surely worse that has been covered, more than can be found in a standard, non-invasive home inspection.
 
Buck Parrish said:
In NC you're not allowed to quote an electrical job then sub it out unless you're a licensed electrical contractor. " The wording in NC electrical contracting statue is " Must be Licensed to engage or offer to engage in ANY electrical work. A GC doing that along with other things may be a loop hole in the ordinance.
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On the GC side no license up to $30k required or under a bunch of exceptions, even more than electrical. It refers to the electrical license but only if the amount of electrical work exceeds a certain percentage which the board is supposed to define but never has.
 
paulengr said:
On the GC side no license up to $30k required or under a bunch of exceptions, even more than electrical. It refers to the electrical license but only if the amount of electrical work exceeds a certain percentage which the board is supposed to define but never has.
Click to expand...
Paul,
Please add you location and occupation (we know it's obvious) to your profile. Thanks.
 
In California, any work over $500.00 requires a contractors license.
 

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