Short answer
Hire a licensed electrician for a home safety inspection whenever you notice warning signs (flickering lights, warm outlets, frequent breaker trips, burning smells), before buying or selling a home, after storms or flooding, when adding high‑demand equipment (EV charger, spa, new HVAC), and for older homes or panels (30+ years). Expect them to assess your service, panel, grounding/bonding, wiring, GFCI/AFCI protection, outlets/switches, smoke/CO alarms, exterior circuits, and overall load and safety compliance.
When to schedule an electrical safety inspection
- Buying or selling a home (often requested by lenders or buyers)
- After water intrusion, roof leaks, or a lightning/storm event
- Installing or planning high-load circuits: EV charger, electric range, mini‑split, hot tub, welder, space heaters
- If your home is older than ~30 years, has two‑prong outlets, aluminum branch wiring, knob‑and‑tube, or an unknown panel brand/age
- Renovations or adding circuits; before closing walls
- Recurring issues: breakers tripping, dimming/flickering, buzzing, warm breakers or outlets, burning/plastic smell
- Routine checkups: every 5–10 years in newer homes; every 2–3 years for older homes
What electricians inspect
A thorough inspection typically includes:
- Service and meter: Condition of service drop, mast, weatherhead, meter base, and clearances.
- Main panel/subpanels: Correct breaker sizes, signs of overheating, double‑tapped breakers, corrosion, proper labeling, and that neutrals/grounds are correctly isolated in subpanels. They’ll often torque test lugs and may use thermal imaging.
- Grounding and bonding: Ground rods or Ufer ground, bonding of water/gas lines, continuous grounding electrode conductor, intact clamps.
- Protection devices: Presence and function of GFCI and AFCI where required (kitchens, bathrooms, laundry, outdoors, garages, basements, bedrooms, and similar areas per your local code edition). Whole‑home surge protection recommendations.
- Wiring methods: Proper cable support and protection, intact junction boxes with covers, no splices outside boxes, correct cable sheathing and connectors, no damaged insulation.
- Outlets and switches: Correct polarity, grounding, tamper‑resistant receptacles, secure terminations (no back‑stabbed spring clips where reliability is a concern), and that countertop/sink‑adjacent receptacles are protected.
- Appliance and specialty circuits: Dryer, range, HVAC, water heater, and EV circuits checked for conductor size vs breaker rating, disconnects, and GFCI where required (garages/outdoors often require 125–250 V GFCI).
- Lighting and attic/basement: Can light IC rating vs insulation contact, box fill, open splices, and clearances around fixtures.
- Life safety: Smoke and CO alarm placement, interconnection, age (replace at 10 years for smoke, 5–7 for CO unless manufacturer states otherwise).
- Load and voltage: Basic load assessment, voltage quality, and any notable drop under load.
- Panel brands/age risks: Identification of problematic equipment (e.g., certain obsolete breaker panels) and upgrade recommendations.
Quick homeowner pre-check (before the pro arrives)
Use this to spot obvious issues and help your electrician focus. Do not remove panel covers unless qualified.
Tools: flashlight/headlamp, plug‑in outlet tester with GFCI button, non‑contact voltage tester, stepladder, notepad/labels, batteries for alarms.
Steps:
1. Test GFCI outlets (kitchen, bath, garage, outdoors, basement) with their TEST/RESET buttons and with the outlet tester. Replace if they don’t trip/reset.
2. Tap AFCI breakers’ TEST buttons in the panel; they should trip and reset properly.
3. Feel outlets/switch plates after typical loads (space heater, vacuum). If any are hot to the touch, stop using and call a pro.
4. Check for two‑prong receptacles, loose outlets, or cracked plates; list locations.
5. Press and hold test buttons on smoke/CO alarms; note any that fail or are over 10 years old.
6. Walk exterior: confirm in‑use (bubble) covers on outdoor outlets and intact weatherproofing.
Helpful reference:
Common breaker size -> minimum copper conductor size
15 A -> 14 AWG
20 A -> 12 AWG
30 A -> 10 AWG
40 A -> 8 AWG
50 A -> 6 AWG
If you see a 20 A breaker feeding 14 AWG copper, do not ignore—have it corrected.
Tools and materials an electrician may use
- Torque screwdriver/wrench for lugs and breakers
- Thermal camera or infrared thermometer
- Multimeter and clamp meter
- Plug‑in receptacle/GFCI/AFCI testers
- Non‑contact voltage tester
- Panel labeling materials
- Type 1/2 surge protective device (for recommended upgrades)
Safety considerations
- Turn off and lock out circuits before working on devices. Never work in a live panel.
- Water and electricity don’t mix. If the panel or outlets were wet, call a pro before re‑energizing.
- Avoid space heaters or high‑draw loads on extension cords or power strips.
- Keep panel area clear: 30" wide x 36" deep x 6'6" high working space.
Typical cost and timing
- Basic safety inspection (single‑family, 1,500–2,500 sq ft): $150–$400, about 1.5–3 hours.
- Add‑ons: thermal imaging $50–$150; detailed written report $50–$150.
- Common fixes (rough ranges):
- GFCI receptacle: $20–$50 device + $150–$300 labor each
- AFCI breaker: $40–$80 + $150–$300 install
- Whole‑home surge protector: $200–$500 installed
- Panel replacement: $2,000–$5,000+ depending on service and locality
Tips for best results
- Hire a licensed, insured electrician; ask which code edition they reference (NEC 2020/2023) and for a written, prioritized report with photos.
- Clear access to the panel, attic, crawlspace, and major appliances; secure pets.
- Share your symptom list (what, where, when) and any DIY work done.
- Consider proactive upgrades: GFCI/AFCI where missing, whole‑home surge protection, smoke/CO replacements, and panel labeling.
Common mistakes to avoid
- Upsizing a breaker instead of fixing the cause of trips
- Using three‑to‑two‑prong adapters or defeating grounds
- Back‑stabbing receptacles instead of using screw terminals
- Burying junctions behind drywall or leaving open splices
- Mixing neutrals and grounds on the same bar in subpanels
- Daisy‑chaining power strips and running space heaters on extension cords
Call a professional immediately if
- You smell burning or see scorch marks, sparking, or smoke
- Any outlet, switch, or breaker is hot to the touch
- You feel a tingle/shock from appliances, plumbing, or fixtures
- The panel or outlets were exposed to water
- Lights dim significantly when large appliances start
A thorough safety inspection identifies hidden hazards and gives you a prioritized plan. Even if older installations are “grandfathered,” modern protections like GFCI, AFCI, and surge protection greatly reduce shock and fire risk and are well worth adding.