Taking a Closer Look at Electrical Inspections
Tips for inspecting with a repetitive plan

The electrical system is probably one of the most challenging systems home inspectors encounter in their work. It can be overwhelming to inspectors who don’t have a background in electrical. ASHI and other associations have polled inspectors on what systems they would like to have more training in and electrical usually comes out on top.
Learning to develop a logical planned procedure is of primary importance for home inspectors. Good planning is necessary to create a process that follows a somewhat chronological sequence to inspect the different systems and components.
Following a repetitive plan not only makes an inspection more organized and time efficient, it also helps to reduce mistakes. This article will focus on the electrical system and offer some ideas on how to best break down this sequence from start to finish. The order of the process is not as important as having a repetitive routine that one becomes familiar with.
Where Should You Start?
I always like to start outside. Many of the system characteristics can be determined before ever entering the home.
- If overhead, what is the condition of the service conductors?
- Take a look at the transformer connections for any obvious damage. Although everything from the utility transformer to the service point is the responsibility of the power company, any observed damage or concerns could cause serious problems and should be reported.
- Look closely at the point of attachment connections. Often the insulation is deteriorated, and the connectors are too close to each other.
- Verify that the drip loop is proper.
- Check for proper clearance height of the service drop, clearance from tree limbs, service mast condition, and meter base condition.
- If the supply is underground (service lateral), what is the condition of the conduit riser and attachment to the meter base?
- Is the service disconnect located outside?
- Observe and note all visible components of the grounding electrode system (GES). Often only the grounding electrode conductor (GEC) is visible. Only report what you can see and note what you cannot see.
- Inspect HVAC panels and disconnects.
- Inspect all exterior wiring, light fixtures, receptacles, feeds to detached buildings, pool or spa panels, and any other accessible exterior electrical components.

Continue a Planned Procedure Inside the Home
Keep in mind we are only focusing on the electrical inspection in this article. Obviously, there are many other systems and components in the home to inspect and will be in conjunction with the electrical system as the process continues.
- Lighting and receptacles can be inspected as the interior inspection progresses.
- Some inspectors will start at the top floor and work down. Others may have different methods. Whatever works for you is fine; just have a repetitive process and include the electrical checklist in that plan.
- Confirm switch operation at top and bottom of stairways and for each room.
- Confirm locations and operation of smoke detectors.
3 Flip Method
3-way and 4-way switches often are incorrectly wired. I like to use what I call the “three flip method” to confirm proper operation. This will confirm correct wiring of multi-switch operation.
1. Operate first switch. Should change light status.
2. Operate second switch. Should change light status.
3. Operate first switch again and/or third switch if present. Should change light status.
Locate and note the location of all interior panels. When inspecting these panels, determine which are service equipment and which are downstream (sub panels). Remember, the first means of disconnect is the service equipment panel. It might be outside or inside. Ensure proper bonding and conductor feeds for these panels.

Panel Inspection
- Verify the enclosure is not energized.
- Observe and note the on/off position of all breakers before removing the panel cover. Taking a photo is a good idea.
- Ensure there is proper clearance and working space.
- Note any open knock-outs, missing clamps and grommets, and loose conduit or cable connections.
- Verify proper support of the panel.
- Verify proper circuit legend.
Look for and note non-standard screws that secure the cover. Pointed screws should never be used.
Use the Macro/Micro Method
The macro view is a general observation of the panel interior after the dead-front is removed. This should include looking for any obvious concerns such as corrosion or water damage, foreign objects, wire gutter overfill, and workmanship.
The micro view is much more detailed. Every wire termination should be inspected—starting with the line lugs and continuing to each breaker terminal and neutral and grounding bar connections.
- Proper wire size on each OCPD should be confirmed. Check the condition of the enclosure and bus bars. Look for loose connections, discoloration on lugs, double/multi-taps, proper breaker size per branch circuit, improper breakers, and proper bonding.
- Take your time. Significant defects can be obscure and easily overlooked. Zoom in and zoom out with your eyes just like you do with a camera. When taking photos of a defect, be sure to review the shot to ensure proper visual quality. Nothing is more frustrating than trying to view details in a photo that is out of focus or with poor lighting.



Using Test Equipment and Devices
Many types of testing tools can be used in electrical inspections—ranging from a basic three-light receptacle tester to more advanced multi-meters and circuit analyzers.
Thermal imaging cameras have become commonplace in home inspections. Measuring voltage, amperage, and thermal scans are beyond the scope of the standards of practice. However, learning to properly perform these additional tests can reveal concerns that may otherwise go unnoticed. Additional training should always be obtained before adding advanced testing to your inspections.

Proper Report Writing
Proper terminology is important. The verbiage should be technically correct for communication with trade professionals but also simplified enough for a client to understand.
Concerns should be described, location noted, possible implications if not addressed, and recommendations for correction.
If your canned software says something like this: “One or more receptacles in the home has reversed polarity,” re-write it with a specific explanation.
Describe the system.
- What is the supplied voltage?
- Overhead or underground?
- Service size (amp rating)?
- Predominant wiring methods?
- Service equipment and load-center manufacturers?
- Visible grounding methods?
Always observe safety measures.
- Wear safety apparel when inspecting energized equipment. (safety glasses, gloves, etc.)
- Remove jewelry.
- Proper clothing. Polyester shirts are not recommended, for example.
- Ladder safety. Conductive metal ladders should never be used around energized equipment.
- Verify that panelboards and enclosures are not energized before touching.
- Never leave an open panel unattended.
These are just some recommendations that might help when going over the electrical system. A good inspection takes time and concentration. Allow time when preparing the report for additional research when needed. If unsure about certain installations or conditions, get advice/input from other trade professionals.
Opinions or statements of authors are solely their own and do not necessarily represent the opinions or positions of ASHI, its agents, or editors. Always check with your local governmental agency and independently verify for accuracy, completeness, and reliability.
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