Pre-Purchase Home Inspection

Buying a home is one of the biggest purchases you will ever make. Before you sign the final papers, you want to know everything about the property. You want to know if the roof is in good shape, if the foundation is solid, and if the plumbing works. You also want to know if the electrical system is safe and up to code. That is where a pre-purchase electrical inspection comes in.

A general home inspection is a good start, but it is not the same as an electrical inspection by a licensed electrician. A general inspector looks at the home as a whole. They check the visible parts of the electrical system, like outlets and the panel cover. But they do not open up the panel to inspect the inside. They do not check every wire and connection. They may miss problems that a trained electrician would spot right away.

During a pre-purchase electrical inspection, we do a thorough check of the entire electrical system. We open the panel and inspect every breaker and wire connection. We check the wiring type and condition throughout the home. We test outlets for proper wiring and grounding. We look for signs of overheating, damage, or unsafe modifications. We check for GFCI protection in kitchens, bathrooms, and outdoor areas. We make sure the system meets current electrical code requirements.

The things we find can range from minor issues to major safety hazards. Minor issues might include outlets that are not GFCI-protected in areas where they should be, or a few loose connections that can be tightened easily. Major issues might include old wiring that needs to be replaced, a panel that is too small for the homes needs, or unsafe modifications made by a previous owner. We document everything we find in a written report and explain what needs to be done.

Having a pre-purchase inspection gives you leverage in the buying process. If we find problems, you can ask the seller to fix them or reduce the price of the home to cover the cost of repairs. In some cases, the problems we find are serious enough that you may want to reconsider the purchase. Either way, you go into the transaction with your eyes open.

If you are buying a home and want an electrical inspection, schedule it as early as possible in the process. Ideally, it should happen during the inspection period of your contract. That gives you time to negotiate with the seller if problems are found. Call us to set up an appointment. We will come out, do the inspection, and get you the report quickly so you can move forward with confidence.

Some of the most common problems we find during pre-purchase inspections include outdated panels that need to be upgraded, old wiring that is not safe by todays standards, missing GFCI protection in kitchens and bathrooms, ungrounded outlets throughout the home, and DIY electrical work that was done incorrectly by a previous owner. Each of these issues has a cost to fix, and knowing about them before you buy helps you plan your budget.

If you are working with a real estate agent, they can help you understand how the inspection results fit into the buying process. In many cases, the seller will agree to fix safety issues or provide a credit at closing. Having a professional electrical inspection report gives you the documentation you need to make these requests.

Pre-purchase inspections are also valuable for new construction homes. Even though the home is newly built, mistakes can happen during construction. An inspection by an independent electrician can catch issues that the builders electrician may have missed. It is better to find and fix these issues before you move in.