Chapter 7 – Inspecting Interior Electrical

We will continue our inspection with interior electrical.

HAZARD

If you are not a licensed electrician or electrical contractor, do not try to repair or replace any electrical fixtures, outlets, switches or wiring.

The most screwed up items I found during my inspection career were electrical wiring issues.  It is amazing to me that more people are not injured from attempting home repair electrical jobs and alterations.

You should not do any repair work on electrical items unless you are qualified.  However, you can check the operation of your electrical fixtures, outlets and switches.

From the macro point of view jot down any electrical items that you are aware of like fixtures, outlets and switches that are giving you trouble.

Let’s stay on course and check out all electrical issues starting at the front door.  Does your doorbell work?

Do all of the exterior lights work?

An issue that always drove me nuts was trying to figure out what switch was for what light.  There is nothing more frustrating for the home inspector than trying to figure out what the various switches in a building do.  If the bulbs are burned out, it is nearly impossible.

Home inspectors do not have the time to install a light bulb to make sure a light fixture is working.  Bulbs that are burned out will create an automatic note in the inspection report.

In the Remedies and Solutions section of this chapter you will find this recommendation:

REPLACE ANY AND ALL BURNED OUT LIGHT BULBS

I am stating it here in advance to make sure you get the message.

How difficult is it to install a few bulbs?  I guarantee you will eliminate a report note for every bulb you replace.  This is one area where the homeowner has more control than they realize.  It alludes to comments I’ve previously made about how easy it is for a homeowner to lower the negative impact of the home inspection report.

When a report says:  “Note:  The fixture did not illuminate.  The bulb may be burned out,” the buyer will wonder, “Is it the bulb or is it the wiring?”

The home inspector doesn’t know so he disclaims the switch, the wiring and the fixture.  Now the report has created a question in the buyer’s mind.

You, the homeowner, can very easily lower the chance of your buyer running for the hills in terror by doing the easy, simple stuff.

If you really, REALLY, want to impress the home inspector, you can temporarily label any switches whose operation is not obvious.  Such as switches for interior plugs, exterior lighting and accessories like pumps, ponds, attic fans and so forth.

Anything you do to help the inspector get the job done easily and quickly will influence the final report.  Make the

m smile and make them wonder, “Does a home inspector live here?”

You will need an outlet tester for this next section.  You can pick one up on this website or your local hardware store.

Take the outlet tester and check every outlet in the house.  Don’t forget the switched outlet under the kitchen sink for the dishwasher and disposal.

HAZARD

If there is a water leak or spills under the sink, have them repaired or cleaned before testing the outlet.

As you test each outlet, the tester will indicate if an outlet is dead, has reverse polarity, has ground and neutral reversed, etc.  Read the instructions so you know how to use the tester and take readings.  The Photo Gallery in the 27 Dollar Home Inspections eBook will show the various readings and what you should see.

While plugged in the outlet wiggle the tester a little to see if the indicator lights blink on and off.  This may indicate loose wiring or a worn receptacle.

An outlet may not be dead if turning on a switch activates it.

The tester will check to see if the G.F.C.I. (ground fault circuit interrupter) outlets are functioning properly.  Pressing the test and reset buttons on the face of the outlet can also test G.F.C.I. outlets.

G.F.C.I. protected outlets rule of thumb

The following (unofficial) chart is an approximation of the proper locations of G.F.C.I. receptacles or G.F.C.I. breakers that serve those locations.  This is a complex issue with several variations.  The chart is a good basis to determine where the device is required based on the year construction permits were pulled.

It is recommended that G.F.C.I. protected outlets be installed in all of these locations regardless of the year built.  Some home inspectors will make such a recommendation in their reports.

A whirlpool/spa tub in a bathroom must be plugged into a G.F.C.I. outlet and access to the outlet must be provided.

Once you have checked the outlets, check all the switches in the house and see if they work properly.  Check the operation of any rheostats.

Check all ceiling fans including any built-in fans in the bathrooms and laundry room.  Make note of any ceiling fan that wobbles and built-in fans that are noisy or do not operate.

Check all electric heaters including ceiling heaters and baseboard heaters for proper operation.

Check for loose, cracked or missing cover plates on the switches and outlets.  Missing light fixture lenses will be noted in the home inspection report.

Note any junction boxes that do not fit properly in the wall.

Another very common problem that is always written up is exposed wiring.  When a report note says:  “Note:  Exposed wiring was noted at…” it is an automatic concern for your buyer.

Household wiring used inside the walls is not armored.  That means the outer covering was not designed to withstand an impact that could cut into the outer covering and expose the wire and electricity.

Any wiring that is visible in any area that is habitable, including garages and basements, is supposed to be installed inside a wall or within a conduit or raceway that IS designed to withstand an impact.

Garages are notorious for exposed wiring.  The cabinet over the stove exhaust fan hood is an area where exposed wiring shows up over and over again.

Another common error is the use of extension cords as permanent wiring.  This is often found in garages and workshops where people wanted more light and more plugs.

These cords, commonly referred to as “zip cords”, are not proper and should be removed before the home inspector arrives.  This also includes the heavy orange and yellow cords.

Homemade extension cords of “Romex” house wiring material are not proper and should be removed.

You will need to record any wire splices that are not contained within a fixed junction box.

Be sure to record any deficiencies and the locations of the lighting, outlets and switches on your worksheets.

Being able to tell the electrical contractor where the problems are will save you time and money.  That way he won’t have to charge you for the time it takes to look for them.

______________________________

ELECTRICAL FINDINGS: REMEDIES AND SOLUTIONS

REPLACE ANY AND ALL BURNED OUT LIGHT BULBS

There.  I said it again.  Replace missing light fixture lens covers as well.

Lights that don’t work may only need a new bulb.  If that doesn’t work it may be a wiring problem.  This should be noted for your electrical contractor to evaluate and repair.  An electrical contractor should also check out any outlet or switch that does not seem to be operating properly.

Junction box cover plates are inexpensive and you should be able to replace them yourself.  However, be careful.   When you remove a switch or outlet plate you expose HOT wires.

Remove all extension cords and zip cords being used for permanent wiring.  Remove all homemade extension cords made from house wiring material.  These are not proper for use and will get you more negative notes in your home inspection report.

Most people are afraid of electricity.  Electrical issues will raise flags and could crush your deal.

PHOTO GALLERY

The eBook photo gallery is very large to emphasize the necessity of having a good list of items prepared for your electrical contractor to evaluate.  This is one area where you might have to spend some money.

The first few images show various readings that the electrical tester will indicate.  The normal state is what you want to see.  Any variations should be noted and marked for easy identification when the electrical contractor arrives.

I am going to give you a bonus and add a few extra pictures from the eBook here.

An additional 65 images with  descriptive captions are available in the 27 Dollar Home Inspections eBook.

Click here to move on to
Chapter 8 – Inspecting Kitchen/Bath Plumbing & Fixtures

Chapter 8 – Inspecting Kitchen/Bath Plumbing & Fixtures

Tagged with: As a Home Inspector • as a home inspector one of the inspection concerns is that any electrical outlet orientation • can a homeowner replace electrical fixtures • can home inspectors tell if you remove a wall • can i replace a fixture with an electric outlet • can Romex housewire be used as extension cord • device to reserve"reverse polarity" for "electric outlet" -"visual sound" • do home inspectors change light bulbs? • do home inspectors check electrical outlets? • do home inspectors check junction box • do home inspectors check wiring? • Do home inspectors inspect every electrical outlet? • do home inspectors remove wall plates to check • do home inspectors take switches off the wall • do i need an attic light to pass electrical inspection • do outlets need to be working to pass inspection • does a home inspector inspect wiring in a crawl space • does a homeowner have to fix defective items on a home inspection report in tennessee • does home inspector take off light plates • electrical home inspection report • Electrical items inside the house • electrical lights checking interior inspection report • electrical lights interior inspection report • Electrical M.smile • exposed wiring on home inspection should I request that it be fixed • exposed wiring over stove • home inspection bath light cover missing • home inspection missing lighting fixtures • home inspector found stress cracks settlement cracks • home inspectors electrical tester • homemade floor cover plates for junction box • house inspection did not find electrical • how can you tell if an outlet is giving proper electricity • how complete does interior home have to be for final electrical inspection • how do inspectors test electrical outlets • how hard is it to pass electrical inspection on house • how i can do a electrical wire inspection in my house • how to fix my light in the bathroom fyi one bulb fixture with electrical outlet • how to impress home inspector • how to inspect electrical when inspecting home • how to pass an electrical home inspection • how to replace a burnt out electrical outlet under kitchen sink • inspecting electrical wires during house inspection • inspecting outlets • Interior electrical • interior electrical inspections • interior electrical outlet with switch • interior home inspection report • items missed in inspection AND electrical • large z shaped settlement cracks in drywall • letting building inspectors inside the house • missing lights home inspection • one of the inspection concerns is that any electrical outlet or switch should be • pictures home electrical interior • pictures of good intereior house electrical installation • remedy of electric bulb burns out • replace outlets do i need electrical inspection • using interior electrical wiring in crawl space • What a home inspector should know about electricity • What are the remedies of a burned electrical wire? • what does home inspector check out about electric • what should you be checking elecrical when inspecting home • what will a home inspector say about a stress crack in drywall • where should hardwood to tile transition be in doorway • will a burnt countertop pass home inspection • will a homemade light pass house inspection • will missing lights fixture pass home inspection • will the inspector check every outlet

Filed under: Chapter 7 – Inspecting Interior Electrical • Inspection Training

Like this post? Subscribe to my RSS feed and get loads more!