Electrical Concerns - Home Inspections

Electrical Concerns

There are many specific deficiencies that may be encountered during the inspection of an electrical system. The following are some of the more common concerns:

• Open or uncovered junction boxes. All junction boxes must be properly covered.
• Exposed wires outside the junction boxes. All terminations of electrical wiring must be made inside an approved and covered junction box.
• Improperly spliced wire. All splicings or connections must be made inside a junction box or panel box. Exception: knob and tube wire that has been soldered and taped. Splices, which are in the panel, are only allowed to extend a wire.
• Improperly wired outlets. Use your receptacle analyzer to check the outlets at the user end. Note any defects, such as reversed polarity, open ground, etc.
• Improperly hung or unsecured electrical wires. Wire must be secured to studs or passed through drilled holes in studs/beams/joists.
• Lack of GFCI control devices. Current lectrical building code does require all exterior, bathroom, kitchen (within 6' of sink), garage, and one basement circuit to be protected by Ground Fault Circuit Interrupters. Check with the authorities in your area for local requirements.
• Improperly stapled wiring. All staples should be an improved type, insulated, and must not dig into or otherwise damage the insulation of the wiring.
• Extension cord wiring. Extension cord wiring is considered temporary, and should never be used as permanent wiring.
• Wiring that rests on heat pipes, heat ducts, or other pipes is prohibited.
• Wiring passing through or over sharp metal objects, fireproofing or heat ducts, must be properly secured/protected to prevent damage.
• Frayed, brittle or fragile wiring insulation or other deterioration that could create a hazard should be replaced.
• Knob and tube style wiring. This is an older (1920's) wiring system which is ungrounded and would not meet electrical code today. Any receptacle or fixture tied to this older wiring is considered unsafe. Evaluate the older 2-slot outlets. Note that these outlets do not provide a third ground slot. Upgrading to 3-slot outlets should be considered, if proper grounds can be installed without a disproportionate amount of work. Knob and tube wiring was the most widely used type in frame buildings until the 1920s and had virtually disappeared by the early 1930s when BX wiring systems replaced it. The dangers of knob and tube wiring lay in a combination of issues of both exposed and concealed systems. Early in the 1900's, the NEC began to recognize the inherent problems with concealment of this type of wiring. They began to require placement of the wires in dry areas only and a separation distance of 5 inches between the wires. Extreme caution should be used when encountering this type of wiring due to its age and very possible damaged or deteriorated insulation.
• Wiring smaller than #6 in size should pass through holes in joists when running perpendicular to them.
• Wires running across the ends of joists need to be fastened to running boards.
• Wiring running across the joists must be installed so that the wire is not at the exposed end of the joist.
• Staples and hangers should be no more than 4½' apart, and no less than 12" from any enclosure or junction box.
• Overcrowded junction boxes. This can be established by determining the number of conductors entering and leaving the junction boxes. Junction boxes are sized in accordance with NEC 370-16. The determination is beyond the scope of a visual home inspection. However, a prudent consultant would note the presence of a large number of circuits in any system. It is not recommended that the covers to the junction boxes are removed for this analysis, however, it is the best way to evaluate older wiring.
• A lack of sufficient outlets. This is typical in older homes and it may not be a problem or a situation that can be enforced.
• Evaluate conditions in closet areas. Check to insure that there is 18 inches of clearance between incandescent lighting fixtures, and 6 inches of clearance between florescent fixtures, and combustible materials. Note any bare or exposed light bulbs that may exist in a closet area.

Most of the items listed above may create serious safety concerns. Others, such as, the lack of a ledger or label, anti corrosive gel or the presence of a low voltage transformer in the panel, may not pose the same urgency.