Don’t let your wires get crossed during your next electrical inspection
Electrical inspections are a must whenever you’re buying or selling a home or doing a renovation.
Schedule an inspection every three to five years, or every two to three years for older homes.
During an inspection, an electrician will check circuits, wiring, switches, and appliances.
Electrical inspections cost $350 on average.
Even if you’re used to that hallway light that flickers whenever you start the dishwasher, it could be a sign that something’s up with the electrical in your home. While electrical inspections are essential when you buy or sell a home, most people don’t get them done on a regular basis. However, staying up to date on electrical inspections can guarantee that your home is functioning well and your electric wires are safe—preventing fires and giving you peace of mind.
Learn the ins and outs of an electrical inspection, the types you can choose from, and the red flags you might be ignoring in your home.
Electrical inspections are an essential task to prevent hazardous situations, such as an electrical fire or failure. By hiring a professional electrician to inspect the interior and exterior of your home every one to three years, you can rest easy knowing they’ll determine whether there are any potentially dangerous risks in your home and how to resolve them.
An electrical inspection is an in-depth look at all of the electrical components in your home. It’s conducted by a professional local electrical inspector, who then provides you with a report on the state of your electrical elements.
During an electrical inspection, your inspector will typically take a look at your:
Wiring
Outlets
Switches
Systems
Appliances
Your inspector will let you know if everything is safe and up to code, and will usually provide recommendations on repairs and updates if there’s anything that needs fixing or monitoring.
To make sure your home remains up to code and that all electrical components are in working order, hire a local electrician to perform an inspection every three to five years. If your home is 25 years old or older, get one more frequently, around every two to three years.
Home inspectors are like primary care physicians. We look at the house and recommend specialists for different areas of the home. When we find a problem, we'll let you know you need an electrician or a plumber to look at this.
There are several different types of common electrical inspections. Knowing a bit about them can help you decide which is the best fit for your needs.
During a routine safety inspection, an electrician will confirm that your home’s wiring is safe and free of fraying or other defects. Over time, electrical components such as wiring can wear down from exposure to water, heat, humidity, and more.
Any time your wiring or electrical components are faulty, you’re at risk of an electrical fire, which is why regular safety inspections are imperative, especially in older homes. Plus, if you don’t get inspections regularly, your home insurance could view this as negligence and void your policy if anything goes wrong.
Electricians conduct new installation inspections on newly installed or repaired electrical components. Almost all electrical work done in your home requires a building permit, and an approved, licensed electrician must then perform an inspection.
During these inspections, an electrician will verify that the installation of the electrical components and wiring complies with the National Electrical Code® and that the components were installed for their intended use.
The National Electrical Code® is revised and updated every three years, but some municipalities may be one version behind due to delays in legislation. Check with your municipality or electrician to determine which version of the code your electrical work aligns with.
Now that you know what an electrical inspection is, it’s time to dive into what an electrician checks for during that inspection. Here’s a breakdown of a common electrical inspection checklist:
Circuits: All circuits must be properly grounded and have the correct gauge wire to handle the load. Some appliances might require dedicated circuits, such as garbage disposals and dishwashers.
GFCI and AFCI: GFCI outlets, or ground-fault circuit interrupter outlets, are required on any outlets located outside, below grade, or within six feet of water (like above a sink). In addition, most circuits in new homes or remodeled homes now require AFCI breakers (arc-fault circuit interrupter breakers). An electrical inspector will make sure both of these requirements are up to code.
Electrical boxes: Your electrical boxes must be large enough to accommodate the number of wire conductors necessary and be installed flush with the wall.
Box heights: Electrical panels, receptacles/outlets, and switches must be at a proper, safe height. Outlets usually need to be at least 15 inches above the floor, and switches need to be at least 48 inches above the floor. Some exceptions can be made for accessible constructions.
Cables and wires: An electrician will confirm that cables are clamped correctly and in the right configuration in their electrical boxes. A pro will also ensure that the wire gauge matches the amperage of the circuit.
Cable anchors: Cables must be installed and anchored so that they won’t come loose. Cables should be attached to wall studs with staples no farther than eight inches from an electrical box and every four feet after that. The wall studs should be covered by a protective plate, which prevents screws and nails from puncturing the wire inside the walls.
Wire labels: All the wires inside of an electrical box should ideally be labeled with the circuit number and amperage. Some codes don’t require this, but it could save you and your pro a lot of time down the line (which saves money as a result).
Surge protection: Isolated ground receptacles can prevent interference and power fluctuations from damaging any expensive, sensitive items, like stereos and televisions. In addition, you might also need to get a whole-house surge protector installed.
You’ll need an electrical inspection whenever you buy or sell a home to ensure that everything is in working order, but there are other times when these inspections are necessary, too.
When you’re buying a new home or selling yours, you’ll need an electrical inspection. Catching any electrical problems before you buy a home gives you time to get them fixed before the deal goes through—so that you won’t have to foot the bill alone.
When you’re the seller, fixing any electrical issues before the property goes on the market is essential to keep up the value of your home.
Homes that are more than 25 years old should get electrical inspections done every two to three years.
The wiring in older buildings can be damaged, deteriorated, or wired in a way that’s incompatible with modern appliances. There may also be potentially dangerous outdated wiring systems installed, like knob and tube wiring.
Whether you’re remodeling a room, adding a new bathroom, or repairing damage, you’ll need an electrical inspection after the work is done. Much of this work requires building permits, and the inspection process ensures that installers are following proper electrical codes and that your wiring is safe.
"The inspector saved us from walking into something unprepared and made me realize that if I ever sell a home, I will have the home inspected before I put it on the market so I can know what the issues are that need to be resolved before it goes into negotiation with the buyer."
— Christi C., San Antonio, TX
While it’s always a good idea to have an electrical safety inspection every three to five years, occasionally something happens that suggests you need one sooner. Here are a few red flags that can signal it’s time to call your trusty electrical inspector.
Dim or flickering lights might not be a sign of anything too serious, but it’s a good idea to get an inspection to check that your circuits can handle the load they’re given and that there are no wiring issues.
Flickering lights could also indicate that you need an electrical panel upgrade. You should also call an electrician if you notice any odd sounds from your electrical panel.
Whether from a fuse box, switch, or breaker panel, a burning smell should always warrant a call to a local electrician for an inspection. A burning smell can be caused by anything from a frayed wire to an overloaded circuit—both of which are serious safety hazards.
If your energy bill spikes unexpectedly and there’s no simple explanation (such as a heat wave), you should consider getting an electrical inspection. Your electrician can check that your electrical unit is working efficiently, and if not, they can help you upgrade your home electrical system.
From outdated outlets to exposed wires, there are a few issues that will always fail an electrical inspection.
Have you ever seen an outlet with two slots, but no hole beneath? That’s an ungrounded outlet, and they’re considered a safety risk today.
The hold is where the ground wire attaches, which helps to minimize the risk of electrical fire. Outlets that don’t have this are due for an upgrade.
This isn’t just inconvenient, it can be a safety hazard too. A lack of outlets can also lead to the use of a lot of extension cords, which can increase the risk of fire.
Outlets should be within six feet of major appliances so you don’t need to rely on cords. Fixing this brings your home up to code and makes it much more convenient along with being safer.
This isn’t too common, but it’s a major concern when it turns up. Exposed wiring is often the result of DIY installations and repairs, and can pose a risk for tripping, electrocution, and fires.
If you have any exposed wiring in your house, it’s worth calling in an electrician to repair it before you have your safety inspection.
In addition to unsafe ungrounded outlets, they also need to be tamper-proof. Tamper-proof outlets are designed to stop children from sticking things in the outlet, and they’re part of the National Electric Code—even for homes without children.
If you have outlets in wet or damp locations, it’s recommended to have weather-resistant outlet covers. There are also specific outlet covers for those that are in-use for prolonged periods of time (think holiday lights and decorations).
These ‘bubble covers’ protect the outlet, even when something’s plugged in, providing more safety than flat outlet covers that sit open when you plug in your cords.
The average cost of a full home electrical inspection is around $350, though the price can be higher for larger homes. Cost also varies depending on the type of electrical inspection you get. Standard electrical inspections (checking up on wiring, outlets, and circuit breakers) typically range from $100 to $200.
The cost of a code compliance inspection on a new installation may be included with installation of any new features. Other services, like in-depth infrared inspections, can have an average additional cost of $250.
Knowing what to expect during your next electrical inspection will help you ask your electrician the right questions to ensure that your home is up to code. Here are a few common questions to ask your inspector as you go through your home.
This is a pretty routine part of your electrical inspection, but it never hurts to double-check. On top of giving you peace of mind, having everything up to code is important if you’re ever planning to rent or sell your home.
Some insurance providers also adjust their rates based on your electrical inspection code compliance, so being able to provide documentation for that can save you money on your premiums.
If you want to get more specific, dive into the different codes with your electrician, including:
Are circuits properly grounded?
Have GFCI and AFCI requirements been met?
Are the electrical boxes installed properly?
Are electrical panels, switches, and outlets installed at the right height?
Are all cables and wires safely installed and clamped correctly?
A good inspector will give you the details on any safety concerns, but it can be helpful to ask them for a timeline on how urgent something is. An outdated outlet cover in the spare room might be able to wait, but exposed wiring or a hotspot could need immediate attention.
Most appliances have a lifespan, so knowing how old your existing appliances are can help you create a replacement plan. If you know something’s going to need replacing in the next year or two, this is also a good chance to shop around for affordable replacements without feeling rushed.
Check with your inspector about wiring, outlets, and other systems, as well, to ensure you get any repairs made before they become a problem.
Just because something’s up to code doesn’t mean it’s performing at its best. Underperforming electrical systems can cost you in terms of efficiency, which can add up to higher electrical bills.
It’s worth asking your inspector if there’s anything that could be upgraded to improve efficiency. You can then assess if the cost of any renovations would balance out in terms of energy bills or resale value.
Taking good care of your electrical systems pays off in the long run since it can add a few years to the life of your appliances. Often this can be as simple as turning off or unplugging things when not in use, but your inspector may have more tips and tricks that are specific to your home and electrical habits.
