Step-By-Step Electrical Repairs Guide

Electrical defects are a commonly found during most full and Four Point inspections. In addition to being a hazard to your home, your insurance company may not allow you to insure or renew your insurance on your home. This guide is designed to inform you, as a homeowner, what these hazards are and how to get them repaired.

Step 1: Identify the Hazard Present

There are a variety of hazards commonly found in electrical panels. Below are the most common hazards and why they need to be addressed.

Double-Taps: This is when two or more wires are secured to a screw that is only designed to hold one wire. Each wire must be under its own screw with the exception of two bare copper wires of the same diameter that are smaller than a #10 wire on the neutral buss bar. These repairs are typically only take around 15 minutes and little to no parts. If the double tap is on a breaker (Hot Wire) and you have no more slots available for additional breakers, Tandem Breakers or Square-D QO-style breakers may be an option, both are designed to hold more than one wire. We also sometimes see a whole-home surge protector, installed by the electrical company, double-tapped on the main service line. These surge protectors must be on their own dedicated breaker. Insurance companies will not provide coverage to homes with double taps of any kind and will require all double-tapped wires to be relocated.

Out-Dated Fuse Panel: Fuse panels began being phased-out in 1976 for the more practical modern circuit breaker panels. Not only do circuit breaker panels typically handle more electrical load than fuse panels, but the breakers do not need to be replaced if tripped like fuses do. Many people, when faced with a constantly tripping fuse, will insert a penny into the fuse base to stop the tripping. This does not allow your fuse panel to protect you if there is an issue in your electrical system. Insurance companies in Florida do not provide coverage to homes with fuse panels and will require it to be replaced with a modern circuit breaker panel.

Stab-Lok Brand Electrical Panel: Stab-Lok panels began appearing in homes in the 1970’s up to the early 1990’s. It was discovered in 1983 by the Consumer Product Safety Commission that the various components of these panels have a 40% to 60% failure rate, but it was decided that a recall would be too costly due to the number of panels on the market. The main hazard is that even when in the “OFF” position, the breakers do not cut off power to their circuit. It’s almost like having no circuit breaker protection at all, and can cause serious issues if you need to make any electrical repairs in the home. Insurance companies in Florida will not provide coverage to homes with Stab-Lok brand panels and will require it to be replaced with a modern circuit breaker panel.

Zinsco Brand Electrical Panel: Zinsco panels are another brand of panel that began appearing in the 1970’s but was later deemed hazardous. The breakers in Zinsco panels have been known to melt and fail, meaning that power to that circuit cannot be turned off if needed. Insurance companies in Florida will not provide coverage to homes with Zinsco brand panels and will require it to be replaced with a modern circuit breaker panel.

Aluminum Wiring: Single-strand aluminum wiring has been considered out-dated since 1976. Aluminum is a very poor conductor of electricity, often causing the wire to become brittle at the connections. Brittle wires can lead to overheating or fire. Larger aluminum multi-strand wires are okay if they are used for the main service line or to a major appliance only, although some of our clients have reported difficulties obtaining insurance with certain carriers because of the aluminum multi-strand wire. Insurance companies in Florida will not provide coverage to homes with single-strand aluminum wire present. There are two main methods of remediation: 1.) Crimp Connectors: a special metal fitting is crimped on to every aluminum wire connection in every junction box in the home. There are an average of 100 to 200 junction boxes in the average home, and the average cost is $32 to $64 per junction box. 2.) Remove all single-strand aluminum wiring and replace it with copper wires. Your insurance company will most likely require receipts to verify that the remediation is complete.

Missing Components: It is common for us to inspect panels that are missing their inside cover or have breaker knock-outs missing from the inside cover. These covers are designed to prevent any objects (or people) from accidentally coming in contact with live wires. Replacement parts for most panels can be purchased at Home Depot or Lowes.

Exposed Wiring: The wiring coming in and out of the top (or bottom) of the panel should be covered to prevent damage. A simple wood or metal box called a chase can be constructed to fit over and protect the wires.

Step 2: Have Repairs Made by a Licensed Electrician

Once you have identified the type of repairs that you need, hire a licensed electrician to do the repairs for you. These types of repairs are better left to professionals due to the nature of electricity and the various codes surrounding electrical work. These codes change and it is important to have an electrician who is current with both electrical codes and Florida insurance requirements.

We recommend Shane Johnson at Johnson Electric who can be reached at 941-812-6835 and Phil Bellmore at Bellmore Electric who can be reached at 941-779-6148.

Step 3: Have Your Repairs Documented

If you are submitting a Four Point form to your insurance company, you will be required to show that your electrical system, among other things, is in good working order with no defects to mention. You can call us to come re-inspect your electrical panel for $50. You can also take clear digital photos of the repairs yourself to save the cost of the re-inspection fee.

If you need more information about home inspections, preparing for inspections, or preparing your home for sale, visit our full-service website at www.ManateeHomeInspection.com or call us at 941-749-1152 to speak with our friendly and knowledgeable staff.