Home Inspections - Do you need one?

The job of the home inspector is to have safety in mind first. The electrical system is potentially the greatest safety risk in the home.

The Consumer Product Safety Commission (CPSC) estimates that there are about 46,000 fires involving the home electrical distribution system each year. These fires result in 440 deaths, 1420 injuries and $434 million in property losses. It is estimated that there are approximately 760 electrocutions from all causes each year.

The fact of the matter is that electrical systems just like washing machines, furnaces or hot water heaters have a fixed life span. The electrical system wears out over time. The electrical system requires ongoing inspection, maintenance and upgrades in order to operate at peak efficiency and insure safe operation.

Studies by various safety agencies have shown that most of the electrical fires could have been prevented with ongoing maintenance. In a recent survey many home owners who had homes that ranged from 40 to 100 years old had not had an electrical inspection since the home was built or the electrical service was initially installed. The CPSC recommends the following guidelines for homeowners. If the last inspection of the homes electrical system was;

• 40 years or more then an inspection is overdue
• 10 to 40 years inspection is advised due to changes in lifestyle (higher wattage appliances or more appliances)
• Less than 10 years inspection recommended if changes have been made to the electrical system

There are also some warning signs that the electrical system has problems. Homeowners should be aware of these conditions and know that they should call a licensed electrical contractor for an inspection and repair of any defects uncovered.

• Power Outages - Fuses need to be replaced or circuit breakers require resetting frequently
• Over Fused Circuits - Fuses or circuit breakers larger than the current carrying capacity of a branch circuit
• Dimming or Flickering Lights - Lights dim or the TV picture flickers
• ARCS/Sparks - Bright light flashes or showers of sparks anywhere in the electrical system
• Sizzling or Buzzing - Any unusual sounds emanating from the electrical system
• Overheating - Switch plates or receptacle covers are warm to the touch
• Odors - Hot metallic or burnt odors
• Extension Cords used as permanent wiring
• Visibly damaged insulation sheathing on electrical wiring
• Electrical Shocks - Any shock no matter how mild is a warning sign that must not be ignored 

The property inspector is your first line of defense when it comes to identifying existing and potential electrical problems. Identifying issues with the electrical system will allow you to identify potentially hazardous conditions while explaining that these conditions can be addressed. It will allow you to provide a safe venue for your home.

• The inspector should be a full-time professional and belong to a professional Home Inspection organization such as the National Association of Home Inspectors (NAHI) or the American Society of Home Inspectors (ASHIŪ)
• The inspector should carry Errors and Omissions and Commercial General Liability Insurance that extends to referring RealtorsŪ (third party referral coverage. Ask about our exclusive RPP TM)
• The inspector should present the information in an objective and professional manner (ask other RealtorsŪ for reference or interview the inspector)