Mitch Kuffa: Electrical system could be a silent killer

ZAP! Be careful!  We are about to look at the most dangerous system in the house … the electrical system.

As usual we will look at this system through the homeowner’s eye and inspector’s eye to see if there is any “double vision."

So, let me ask you, what do you check when looking at the electrical system?  Does it work?  This is a good observation and important since often some areas are “dead,” while others are functional.  Are there any broken or missing parts from the light fixtures, switches and plugs?  Remember, electrical is colorless, odorless and tasteless, but yet it can injure or even kill you.  What would seem to be a minor missing part could cause a dangerous situation.

Be careful when doing anything with the electrical.  Through the years I have seen many loose-hanging electrical panels. Personally I have put my hand accidentally into an open main panel in a dark basement (that was a real thrill), only to have an electric tester be blown out of my hand and shoot across a 12-foot room. Also I have seen one of my employees plug into an electrical hook-up at the base of an utility pole and with a major spark he get thrown about 6 feet.  We had to call an ambulance and couldn’t get his heart back to normal for several days.  So, I hope you get the message.  This system always gets a little more scrutiny than the rest.  Plus, for some unknown reason, there seems to be more non-professional “tinkering” with this system than any other.

You should always check the electrical system with at least a simple plug-in tester, which checks the wiring and nothing is wired backwards. Most of these testers have a button that you can push to see if any GFI plug actually works. Many of the GFI plugs near the kitchen and bathroom sinks will work when something is plugged into it, but fails to trip when tested.

Additional and common exterior shortcomings

Due to the fact that we are outside, any electrical needs to be protected from moisture and the elements.  As you know, water and electrical do not mix and therefore you must keep them apart.  Do the outside plugs have proper “weather covers?"  Do the light fixtures have all their components to keep elements out?  Temporary wiring, such as extension cords, should be just that, temporary,  and removed after the holidays and parties. Special care must be taken around swimming pools and ponds.  The electric service and meter attached to the house should be secure and have no low hanging or frayed wires.

Garages are notorious for electrical shortcomings with non-professional work such as added wiring, missing cover plates, exposed wires, broken plugs, loose boxes, inadequate electrical provision for the equipment being used and loose hanging lights.  Often the electrical overhead service for a detached garage is hanging low, not secured or frayed.  If the service to a detached garage is run underground we often find that an improper unprotected wire was used.

Basement issues

Is there proper lighting at the steps?  Do all the basement lights work?  Are there any old hanging “pig tail” lights that are considered dangerous and should be removed?  Do the electrical outlets at the laundry tub have the proper GFI provision, which is required in new construction today?  Is the 220-volt outlet for the dryer secure and not "swinging in the wind?"

Main electrical panel

Does it have the preferred circuit breakers or the older fashion screw out fuses?  Is it the preferred 100 amp in size, which is required in new construction today or a smaller and often inadequate 60 amp in size?  Is the panel front secure with no missing knock outs so no one can accidentally slip their finger inside?  Is there one main breaker?  Is there another main shut off at the outside meter if the panel inside is more than 10 feet away? This is required so as to be able to shut down the system quickly in an emergency.  Is there any evidence of rust or water intrusion into the panel? It is relatively common especially if the service cable to the outside has not been caulked. Is there room for expansion?  Are there any leaking or sweating water lines in close proximity?

If your house was built before World War II, look up in the ceiling in the basement to see if there is any evidence of that old and original “knob and tube wiring” still being used.  Don’t worry, it’s not dangerous, but is not grounded and due to its age we commonly find it abused, hacked up and semi-professionally modified.  Knob and tube is pretty easy to identify because of the large white porcelain fittings the system has holding the wires in place and feeding them through the wood beams.  If you see this type of wiring, it may be time for an update.

Living area of your home 

All rooms should have a light controlled by a switch and private rooms should have a switch at the door.  Bedrooms should have at least two electrical outlets.  Stairs should have switches at the top and bottom.  Any closet light should be 12 inches from stored items or have a globe or fluorescent fixture.  Lights in showers and tub recesses should be waterproofed.

Finally, having functional smoke detectors is obviously desirable and necessary.  Battery-powered smoke detectors have become quite sophisticated and construction codes are requiring that they be direct wired in new construction.  The requirements for location of smoke detectors vary from state to state but generally are required in or near each bedroom, in common corridors on each floor, top of main stairs, bottom of basement stairs and usually within 10 feet of the furnace.

Let me give you one final helpful hint.  Typically speaking, if the work was done by a licensed electrician, there are minimal to no problems.  I am always looking for indication of non-professional modifications such as more electrical outlets in areas, electrical outlets in odd locations, plugs or switches that are a different color from the rest, GFIs that don’t trip when tested, loose electrical boxes in the wall, taped-up wires and plugs that are wired backwards.  Also, it is my experience that areas that have been changed or modified since the house was originally built, have more electrical shortcomings than the rest of the house.  So make sure to check that basement recreation room and added garage.

Next week we go upstairs in the living area for our final walk-thru looking at our “double vision.”

Mitchell Kuffa Jr. is a licensed builder and home inspector in St. Clair. Contact him at InspectionsbyMJK@comcast.net or call (810) 329-4052.