The decoder
Panel and breaker lines
The panel is the page inspectors write the most about. Here is what each line means and what is usually done.
Federal Pacific or Zinsco panel
The inspector is naming the brand of the panel, not a fault found in it. These two makes are the ones inspectors flag most often in older houses.
The usual fix: replace the panel.
What raises the cost: a panel in a finished wall, or a service wire that has to be replaced too.
Double-tapped breaker
Two wires sit under a screw that was made for one. The connection can loosen.
The usual fix: a breaker made for two wires, or a second breaker for the extra circuit.
What raises the cost: a full panel with no room for a second breaker.
Open spaces in the panel
A knockout or breaker slot is open, so a finger or a loose screw can reach live parts.
The usual fix: blank covers in the open spots.
What raises the cost: very little. It is one of the quicker lines.
Breaker larger than the wire
A wire sized for 15 amps is on a 20 amp breaker, or similar. The breaker may not trip when the wire is overloaded.
The usual fix: the right breaker, or heavier wire if the circuit needs the load.
What raises the cost: how far the wire runs and whether we can reach it.
Unlabeled or mislabeled circuits
Nobody can say which breaker feeds which room.
The usual fix: trace each circuit and label it.
What raises the cost: the size of the house and how many circuits are tied together.
Before anything else
When it isn't a repair-list item
If you see any of these at home, don't wait for the closing. If there is fire, call 911. If it is safe, turn off the breaker. Then call us or an electrician.
A burning smell
At an outlet, a switch or the panel. Call 911 if you see smoke or fire.
Scorch marks or a hot cover
On an outlet plate, a switch or the panel door.
Sparks, buzzing or a shock
When a plug goes in, or when you touch a switch or an appliance.
Water near wiring
A wet panel, a wet outlet or a ceiling light that drips.
Outlets and wiring
Outlet, switch and wiring lines
These are the lines in the middle of most reports. Several are quick, a few are not.
Open ground at outlets
The outlet has three slots but no ground wire behind it. A plug fits, but the safety path isn't there.
The usual fix: run a ground where a wire can reach, or fit a GFCI outlet marked no equipment ground.
What raises the cost: how many outlets, and whether the walls are finished.
Reverse polarity
Hot and neutral are swapped at an outlet, so the part of a lamp that should be dead isn't.
The usual fix: move the two wires to the right screws.
What raises the cost: very little. One of the quicker lines.
No GFCI near water
Outlets in a kitchen, bath, garage, basement or outside have no shock protection.
The usual fix: a GFCI outlet at the first spot on the circuit, or a GFCI breaker.
What raises the cost: whether the first outlet is easy to reach.
No AFCI protection
Some newer rules ask for arc protection on bedroom and living-room circuits. An older house won't have it.
The usual fix: an AFCI breaker for each circuit, where the panel takes one.
What raises the cost: the panel brand, and whether it has such a breaker at all.
Knob-and-tube wiring
Wiring from before about 1950, run through the walls on porcelain knobs with no ground. Some may be live and some not.
The usual fix depends on how much is live: leave it, replace parts of it, or rewire the house.
What raises the cost: plaster walls, attic insulation and how many rooms.
Aluminum branch wiring
Houses from the 1960s and early 1970s may have aluminum wire on outlets and switches, which loosens at the connection.
The usual fix: special connectors at each device, or rewire the circuits.
What raises the cost: how many devices, and whether the wire is on the whole house.
The small ones
Smaller lines that still show up
The little ones. They still go on the quote as their own row.
Missing cover plates or open junction boxes
A box with no cover leaves splices and live wire in reach.
The usual fix: a cover on every box.
What raises the cost: very little.
Smoke and CO alarms missing or old
The report notes alarms that are absent, in the wrong place or past their age.
The usual fix: new alarms on every level and outside each sleeping area, wired together where the house has the wire.
What raises the cost: whether the alarms are wired or battery.
Extension cords used as wiring
A cord is serving as permanent wiring, in a garage, an attic or behind a wall.
The usual fix: a proper circuit and outlet where the cord was.
What raises the cost: the length of the run and what is in the way.
Got a line that isn't here?
Send the page. If we haven't seen it before, we'll look it up with the inspector's wording and tell you what we find.