Home Inspection – Electrical Standards

Installation of outlets, switches, lighting, baseboard heaters, smoke detectors (excluding battery-operated types), exhaust fans, etc. Installation of new equipment such as heat pumps, water heaters, air conditioning, swimming pools, whirlpools, saunas, etc. Electrical service upgrades or changes.  New homes, additions or renovations.

Whether you hire an electrical contractor or do the work yourself, all electrical installations or changes must be inspected to ensure they comply with the Ontario Electrical Safety Code. This applies to private homes, offices, industrial buildings, and income properties.

Home Inspection Electrical Items Inspected

Service Drop

Inspect overhead wires for any obstructions such as trees.  Ensure connections to home are secure.  Check that Drip Loop is present at service mast to prevent water entry.  Cables over driveways require a minium clearance of 12 feet, flat roofs require  8 feet clearance and service cable should not pass within 3 feet of bottom, sides or front of window.

Service Disconnect

All electrical systems require a means of disconnection so that the service can be shut down quickly if any dangerous conditions exist. In this section, we will look at the types of disconnects, and the common problems that need to be reported.

Service Panel

Industry standards require that the home inspector reports the total available amperage in the home. This is important for two reasons. First, an older home may not have enough power for a modern family’s needs. Second, many insurance companies will not insure a property with less than a 100-amp service.  Many  times I have inspected an older property that has a 100 amp breaker panel installed but the main disconnect is only rated for 60 amps.  This could require a new disconnect and possibly new service mast installed to meet insurance company requirements.

Service Panel Access

All electrical-related panels’ locations have to provide adequate access for servicing. They should be on a free wall space not less than 30 inches wide, have a clear 36 inches of space in front of them, and have 6 feet and 6 inches of head room. The panel, though, is not required to be centered in this space.

The Service Panel Cover is required to be secured with blunt end screws.  Pointed screws could puncture insulation covering on wire leading to electrical shock.  Pointed screws should never be replaced when replacing cover.  Home Owner should be notified of deficiency.

All Service Panel breakers or fuses are required to be marked or labeled to identify circuits that they control. 

Double Tap Connections – this is one of the most common defects found in service panels.  This means that two wires (conductors) are connected to one specific circuit breaker or one terminal on the same circuit breaker.  ( some service panels are designed to have “double tap connections )

GFCI Protection

A ground fault circuit interrupter is a protective device specifically designed to break the circuit every time there is an imbalance between incoming and outgoing current. The GFCI outlet protects electrical wiring and receptacles from overheating and possible fire, greatly minimizing the risk of shock injuries and fatal burns. 

A common deficiency when testing GFCI receptables is to find that the home owner has added one to a bathroom that was already protected.  Any outlet or appliance connected downstream of a GFCI outlet is automatically protected.  The home owner mistakenly assumes that because his bathroom outlet does not have a test or reset button that it is not GFCI protected.  It is common practice for electricians to put more than one bathroom outlet on the same GFCI protected circuit.   This type of defect clearly indicates that electrical work was done in the home without a permit or electrical inspection.

Another common issue with GFCI receptacles is wrong or reversed polarity.  The home owner probably does not have a polarity tester so has no idea that they have incorrectly wired the GFCI receptacle which results in no protection against shocks etc.  Read article on Electrical Home Inspection for more home owner information.

Metal Stud Walls

Some home owners choose to install metal stud walls when finishing a basement.  ( metal stud walls will conduct both heat and cold )  In commercial and industrial building armored cable is used which is perfectly acceptable.   When using NM ( romex cable ) you area required to use plastic grommet and standoffs rated for use.  Some homeowners will get creative and install a wood stud within the metal stud to save some money on using required grommets and standoffs.  If any romex is improperly installed where it is visible then the complete basement renovation becomes suspect and also indicates that a building permit or inspection was not completed.

Heating Ducts

Many times during basement inspections I come across NM ( romex ) electrical cables in contact with heating ducts.  This is not permitted and the usual fix is to just add a half inch of fiberglasss insulation to maintain required separation.  12-506   (4) Where non-metallic-sheathed cable is run in proximity to heating sources, transfer of heat to the cable shall be minimized by means of an air space of at least (a) 25 mm between the conductor and heating ducts and piping;

Unsecured Electrical Cables

Nonmetallic-sheathed cable shall be supported and secured by staples, cable ties, straps, hangers, or similar fittings designed and installed so as not to damage the cable, at intervals not exceeding 1.4 m (4 1⁄2 ft) and within 300 mm (12 in.) of every outlet box. junction box, cabinet, or fitting.

Unprotected Electrical Cables

Where non metallic sheathed cable is surface mounted at a height of less than 1.5 m (5′) above a floor or in any location where it is subject to mechanical damage, the cable shall be protected by installing protective moulding, guarding, or piping over the cable.

These are just some of the electrical items which are typically covered by a Home Inspection.   If you have any of these issues or you have recently bought a new home without a home inspection then it  is recommended that you have ESA or a Certified Electrical Contractor inspect your home.  It would be a small price to pay for your families safety.