“Our report had nine electrical lines and I understood none of them. Smita went through them on the phone and said which were routine. The quote came as a list I could send to our agent.”
Tashana M.Buyer, Waldo
Inspection repairs · Kansas City, MO
The inspector wrote it down. We tell you what it means.
Buying or selling a house and the report has an electrical page? Send it over. We read every line, say what it means and what the usual fix is, and write one quote for the whole list.
- One written quote for the whole list
- We read it with you or your agent
- Licensed and insured, license in the footer
The decoder
What the electrical lines on your report mean
Report wording is short and the fix is rarely as big as it sounds. Six lines we see most, with what each one means and what is usually done.
| The usual fix | What it means | |
|---|---|---|
| Open ground at outlets | The usual fixRun a ground where one can reach, or fit a GFCI outlet marked no equipment ground. | What it meansThe outlet has three slots, but no ground wire behind it. |
| Reverse polarity | The usual fixMove two wires back to the right screws at that outlet. | What it meansHot and neutral are swapped at the outlet. |
| Double-tapped breaker | The usual fixGive each wire its own breaker, or fit a breaker made to take two. | What it meansTwo wires are clamped under a breaker made for one. |
| No GFCI near water | The usual fixReplace the first outlet on the circuit with a GFCI, or fit a GFCI breaker. | What it meansOutlets in a kitchen, bath, garage or outside lack shock protection. |
| Federal Pacific or Zinsco panel | The usual fixA new panel. We price it with permit and utility steps on their own rows. | What it meansThe inspector is flagging the brand of the panel, not one fault. |
| Knob-and-tube wiring | The usual fixDepends on how much is live: leave it, replace parts of it, or rewire. | What it meansWiring from before about 1950, run without a ground, still in the walls. |
From the report to the repairs
Six steps, in the order they happen
Most of it is reading and quoting. The repair itself is the short part.
- 01
Step 1: You send the pages
Text photos of the electrical pages or use the form. Tell us your repair-request date if there is one.
- 02
Step 2: We read it with you
A call with you, and your agent if you like. We say which lines are routine, which need a look, and which we'd ask the inspector about.
- 03
Step 3: A look on site
We open the panel, test the outlets the report names and look at what the inspector couldn't reach.
- 04
Step 4: One written quote
Each report line on its own row with the fix and the price, so your agent can pass it to the other side.
- 05
Step 5: The repairs
The permit is pulled where the city asks for one. The crew works down the list, in one visit where the job allows.
- 06
Step 6: A repair letter for the file
A page that lists each line, what we did and the date, for your agent to attach to the transaction.
For agents
One page for the agent in the middle of it
You are the one on the phone with both sides. So we kept it to a page: what we need from a report, what we send back, and who answers.
Forward the report to us the day it lands, or send your client here. We will have read it before the first call.
What we need: the report pages, the address and the date
What you get: a quote with a row for every line, then a repair letter
Who answers: Folasade runs the schedule, Smita reads the reports
Prices
How we price an inspection list
Every report is different, so the number comes in writing after we have seen the panel. Here is what moves it.
What decides the price
How many lines the report has and what they are. Whether we can reach the wiring: an open basement or a finished wall. The age and condition of the panel. Permit fees.
What the estimate includes, and what it doesn't
A row for each report line, with the fix and the price. Drywall repair and paint are not in it, and neither is anything the report didn't mention.
What happens at the visit
We open the panel and test the outlets the report names. There is a visit fee. If you book the repairs with us, it is credited toward the work.
If the job changes
If a wall opens and there is more behind it, we stop, show you, and quote it as its own row. Nothing is added without your yes in writing. A text counts.
How and when you pay
A deposit on larger jobs covers materials. The balance is due when the work is done. We take cards and checks.
When you get the number
In writing, before any work starts, a fixed price for each row. We say at the first call whether we can reach you before your date.
Licensed and insured in Missouri
Whose license is on the work
The number is in the footer of every page. Check it with the city before you hire us.
License
Electrical Contractor · MO Lic. 000000 · City of Kansas City, Missouri
Lets the firm pull electrical permits for work inside the city limits.
Insurance
Liability and workers' compensation
A certificate of insurance goes in the file on request.
Sample reviews
What buyers, sellers and agents say about the quote
“The buyer asked for a lot of electrical. We got one quote broken into rows, fixed what was fair, and the letter went into the file.”
Artem P.Seller, Belton
“I send the one-page to clients when the report lands. They arrive knowing what to expect, and the quote has a row for every line.”
Minji L.Real estate agent
Sample reviews.
Where we go
Missouri side of Kansas City, and the suburbs south, east and north
Brookside, Waldo, Hyde Park and the Northeast, then south to Belton and Raymore, east to Oak Grove and north to Kearney. If your address isn't listed, send it and we'll say.
Cass County
- Belton
- Raymore
- Peculiar
Jackson County
- Grain Valley
- Oak Grove
- Greenwood
Clay County
- Claycomo
- Smithville
- Kearney
Platte County
- Platte Woods
We don't take jobs in Kansas, and we don't go south of Peculiar or north of Smithville.
Questions before you send the report
Do I have to use you for the repairs?
No. Some people only want the report read. Say so when you call. The visit fee applies, and the pricing page says what it covers.
Does a long list mean the wiring is bad?
Not usually. Many lines are routine for houses of this age. We tell you which ones, and which are worth a second look.
Can you work to my closing date?
We say at the first call whether we can reach you before it, and we say so plainly when we can't. We don't promise dates before we have seen the list.
Do you do emergency work?
No. We work the repair list in the hours posted below. If you smell burning, or see sparks or scorch marks at an outlet or panel, call 911 for fire and the utility for power. If it is safe, turn off the breaker.
Who pays, the buyer or the seller?
That is between the two sides and their agents. We write the quote and bill whoever signs the work order.
Send us the report
Tell us who you are and when your repair window closes. We read the report and call you in office hours.
Phone(816) 555-0101
Hours
- Monday – FridayToday
- 7:30 a.m. – 5:30 p.m.
- SaturdayToday
- 8:00 a.m. – 12:00 p.m.
- SundayToday
- Closed