Has the home inspection report flagged a few electrical issues that need to addressed? What is the report talking about? What does it mean to your client? How can in it be corrected in a cost effective manner?

Below we have listed some of the common request to remedy items and why they need repaired:

Double tapped wires | Non grounded outlets | Reverse polarity outlets |
No GFI outlets | Missing covers

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Most circuit breakers and other electrical connections are only rated (UL listed) to safely hold one wire. Double tapping is when 2 or more wires connect to one circuit breaker or electrical lug. If you see a small electric box added next to the main electric panel, it is probably double tapped into the main electrical box.

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People install additional outlets when finishing a basement, remodeling or adding an A/C unit to the property.  If there was not enough space in the electric box to add the required circuit breaker(s) they just make it work by double tapping the box (example: wire the dryer and the A/C unit to the same breaker).

How to fix the double tap: A good remedy for this is to update to a larger electrical box to allow adequate space for the required circuit breakers. It's recommended you install the largest panel box you can afford the first time. I very costly to upgrade again if you need to add some additional power outlet or lights later on.

Some electric panel boards are rated for twin or tandem breakers. This type of panel can be labeled something like a 6-12 circuit, 12-24 circuit or even 30-40 circuit. Assume you have a 12-24 circuit rated panel. This rate means you a can have up to 12 full size breakers or 12 twin breaker (24 circuits) or some combination of that. Also, in some cases you can add a sub panel to existing electric box.

Many older homes (pre 1965) only have 2 prong non grounded outlets, they only have a non grounded wiring system in the house.  People tend to replace the 2 prong outlets with newer 3 prong outlet because they are much easier  to find and less expensive to buy at the local hardware store.  There is not a ground wire in the box to ground this outlet, so the home inspectors' tester shows an open ground or non grounded outlet.

What to do about non grounded outlets: Remedy may included one or more of the following: reinstalling new 2 prong outlets, install GFIC protection ahead of the 3 prong outlets or rewiring the entire house (which is very expensive. avg house $8K-$20K).  If you need a grounded outlet(s) for such  items as a computer, big screen TV, washer or tanning bed for example. It may be a good idea and less expensive to install a new 3 wire circuit and outlet to that one location.

Reverse polarity outlet(s) are a very common problem and is normally are caused by a novice changing an outlet improperly.  The proper method to wire a newer standard three prong outlets is to hook the hot wire to the brass colored screw, the white wire to the silver colored screw and green or bare wire to the green colored screw.

What to do about Reverse Polarity outlet(s): Most electrical cords have polarize ends so that you can only plug it in one direction (one of the cords' prong is larger than the other prong). Polarize cords and double insulated motors are very important life saving safety features.  Reversed polarity outlets may allow someone to be injured or electrocuted. This is a life safety issue and must be remedied.

One GFIC or GFI outlet may protect/control up to ten other outlets. All your outlets in the basement, bathroom, garage and outdoor can stop working if one GFIC is not working.

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Most homes built after 1975 require GFIC or GFI outlets in the bathroom(s) and kitchen areas near a sink. It is a good idea to add the GFI's to the older homes for life safety reasons.  Newer homes now require GFIC protection for the outlets in bathrooms, kitchens (within 6 feet of any sink), basements, garages including outdoor outlets

GFI Circuits: Help protect you from being electrocuted. It measure the out going current and the returning current and turn the circuit off if there is more than a 5 thousandth (.005) amp difference. GFIC are normally installed near indoor wet areas, sinks and other outside wet area around your home.

Open holes or missing covers may allow a person to touch a live electrical part and that could cause personal injury or death. Also dust, dirt, moisture, insects and small animals can gain entry into electrical equipment and disrupt the electrical operation.

Why should I worry about a few missing covers?

This can also be life safety or fire hazard issue as well and must be repaired PDQ! If a electrical fire starts in an electric box with open holes or missing covers it may not be safely contained in the box and your property may sustain fire damage.