Electrical "Make or Breaks" when buying or selling a house.

One of the most effective ways to get your San Antonio home ready for the buyers’ market; is to get your electrical system throughout the home in great shape and up to code!

 

There will be inspections, and inspectors will pick apart the smallest of electrical issues that you probably already know about, but they’ll also flag the big one’s you can’t see as well. Let’s take a look at some of the electrical issues that could potentially make or break the sale of a home.

Most home owners don’t spend much time thinking about the electrical panels in their homes, especially if there isn’t an issue of flickering lights or breakers tripping.

It’s very easy for an electrical system to become outdated over time; especially if there are no presenting electrical issues, and even then most homeowners make do with what they have even if they experience some of the smaller electrical issues from time to time; such as non-working receptacles or bad switches.

So upgrading or replacing your Panel Service is something you should consider before listing your house on the market. It will be a great selling point and keep you, the seller and the potentially interested buyer from having to scramble on these negotiations at the last minute. 

Most homes of today should be wired for 200 amp service to accommodate the demand of our modern day appliances, fixtures, as well as our amazingly intricate electronic devices. 

The majority of older homes were wired with only 60 amp service, which was adequate for the time frame however, taking into consideration that technology has advanced greatly in the past 40 plus years, 60 Amp service for any home just will not cut it in this day and age. 

Most homes built before the mid 1960’s have no electrical ground. Electrical grounding is a backup pathway that provides an alternate route for the current to flow back to the ground in the event there is a fault in the wiring system. It facilitates a physical connection between the ground and the electrical equipment and appliances in your home. Every outlet in the home should have three prongs. If they don’t, you should have them upgraded. 

If there is no ground connection or even a poor ground connection in the home, anyone plugging in could quite possibly be shocked and the electricity coming from that not grounded plug could travel through their body to the ground! In this case you would end up becoming the ground connection, so it’s best to have this upgraded ASAP, and is one less thing for a home buyer OR a homeowner to worry about. Win-Win!

Circuit breakers can become outdated too and they can also end up a little worn for wear, even if yours technically isn’t outdated. It’s worth your time to take a closer look. Most circuit breakers need replacing about every 10 years, and if you’re adding more appliances to the circuit, which adds more power to the situation, you may need to replace it even sooner. Some signs your breaker is close to needing a replacement:

• Burning smell from your panel

• Breaker Trips often OR won’t reset when tripped

• Old age

• Warm to the touch

More than likely if your home was built before 1960, you’re in need of panel replacement. You might also require an upgrade to your panel service if your home was built in, or your panel service was modified in the 70's & 80’s.

 And because many panels have been recalled from these time frames, and most upgrades done in the 70’s and 80’s are not up to current electrical code for 2020, yep…you guessed it…Upgrade or replacement. 

• Federal Pacific – These panels were used from the mid 1950’s well into the 1980’s. Tests over the years have shown that 1 in 4 of these breakers are defective and will not properly trip, causing a fire hazard. 1 in 4! These style of panels have been recalled!

• Zinsco – Used from the late 40’s to the late 70’s (That’s 50 plus years!) It was found that the breakers would allow electricity to burn until the wires melted, leaving homes at risk of fire and homeowners at risk for being electrocuted.

• Sylvania – This manufacturer purchased the Zinsco Company in the 1970’s. These panels have the same problems as the Zinsco panels however… If you have one of these breakers, they are completely uninsurable.

• Knob & Tube Style – Used from 1930’s to early 40’s (That’s almost 100 years ago!) The wiring for this type of panel service is wrapped in a rubbery type of cloth coated insulation that will breakdown overtime, peeling away and exposing wires that can heat up and potentially start a fire. These panels too are difficult to insure.

If you currently have any of the above listed Service Panels in your home and you haven’t had a recent electrical inspection, even if your electrical system isn’t showing signs of wear and tear…you should have them inspected by a licensed electrician for any possible hidden dangers, as they are not up to the national electric code and could pose a potential fire risk. 

If your service panel isn’t too outdated, but lights your flicker when your Air Conditioner comes on, or receptacles often get blown, it’s a good possibility you have circuit breakers that should be replaced. 

If the breaker box is being held in place with duct tape, or if the wall is damaged or crumbling around the panel or rust is seen, it’s time for a professional repair.

If your home’s current Panel Service is fully up-to-date and fully functional, there still may be some things you can do to make your home’s electrical system more appealing to home buyers.

GFCI's have become one of the National Electrical Code’s (NEC) newest updates for 2020. They are now required in rooms like the bathroom, kitchen, garage, and on the exterior of your home where moisture is common. Replace all outlets in these areas with this safety feature.

Whole Home Surge Protection is another 2020 update from The NEC. All dwelling units should have whole home surge protection. A Type 1 or Type 2 surge protective device (SPD) will be required for dwelling unit services. It protects the panel from power surges that can potentially damage your appliances over time, as well as your service panel. 

Receptacles and Smart Outlets. Does your home have enough receptacles/ outlets? If you’ve been using power strips or extension cords as makeshift plug ins, add some additional outlets to your home. How about some of the newer outlets with USB Ports? Great functionality and a common need in homes of today!