Pre-sale and pre-purchase inspections
A general home inspector opens the panel cover, notes the brand, and writes a line recommending evaluation by a licensed electrician. That line is where we come in. For a buyer, we go through the panel breaker by breaker, check the service size against the house, test a sample of outlets, look for aluminum branch wiring at the devices, and confirm the GFCI and AFCI protection the era of the house should have. For a seller, the same visit gets you the list before the buyer's inspector writes one, so you can fix or price the items on your own terms.
Insurance-driven panel letters
Many Arizona carriers now ask for proof of the panel brand before renewing, and some give existing policyholders 30 to 90 days to replace a Federal Pacific or Zinsco panel. Yavapai County has had one of the highest shares of non-renewals in the state, driven by wildfire risk, so underwriters here are looking closely. When a carrier asks for a panel letter, we identify the panel by its label and bus design, photograph it, and write a signed letter stating the make, the amperage, and its condition. If the panel is fine, the letter says so. If not, we quote the replacement separately.
What the written report covers
The report is written for a homeowner, an agent, or an underwriter to read without an electrician translating. Every finding has a photo, a short explanation of why it matters, and a note on what fixing it involves. We rank items as safety, code, or cosmetic so the list does not read as one long alarm. Common findings in homes built between 1965 and the mid-1970s include aluminum branch wiring, which the CPSC links to fire risk at the connections. In 1980s and 1990s homes it is more often double taps, missing GFCI protection, and open junction boxes in the attic.
- Panel make, amperage, and bus condition
- Service entrance, meter socket, and main disconnect
- Grounding and bonding
- Wiring method, including aluminum branch circuits
- Double taps and breaker size against wire size
- GFCI and AFCI coverage, tested
When it turns into a panel job, and when it does not
An inspection is an inspection. We do not walk in planning to sell a panel. If the panel is a Federal Pacific, a Zinsco, or a badly overfilled unit with breakers that do not match the wire, the report recommends replacement. If it is a sound 1990s Square D with a few double taps, the fix is an hour of work and some new breakers, and the report says that. On cost, an inspection is priced by the size and age of the house and how much you want covered. A panel-only letter is a short visit; a full pre-purchase inspection of a 1970s home takes most of a morning.
When we would talk you out of it
- A buyer without a general home inspection yet: get that first. We cover the electrical system in depth, not the roof, plumbing, or foundation.
- A panel that is obviously a Federal Pacific or Zinsco: skip the inspection and text us a photo. We quote the replacement directly.
- A new-construction home under the builder's inspections: the town inspector has been through it, and your money is better spent on a surge device.
What you get
- Licensed electrician, not a generalist, at the panel
- Written report with photos, ranked by what matters
- Insurance panel letters on our letterhead
- Aluminum wiring, double taps, and GFCI gaps identified
- Honest call on repair versus replacement
- Report is yours to take to any contractor
How it goes
- Step 1
Tell us the purpose
Sale, purchase, or an insurance request. That sets how deep we go and what the report needs to say.
- Step 2
On-site inspection
Panel, service, grounding, a sample of devices, and the attic or crawlspace where accessible.
- Step 3
Written report
Photos, plain-language findings, and a safety, code, or cosmetic rank on each item.
- Step 4
Next steps, if any
Repairs or a panel replacement quoted separately. No obligation to use us for either.
Questions we get on the phoneStraight answers
How is this different from a home inspection?
A home inspector covers the whole house in a few hours and is not licensed to open equipment or diagnose electrical faults. We are. We remove the panel cover, check breaker sizes against wire sizes, test devices, identify wiring methods, and write findings an underwriter or a buyer's agent can act on.
Do you write panel letters for insurance companies?
Yes. We inspect the panel, photograph the label and bus, and provide a signed letter on our letterhead stating the make, amperage, and condition. If the panel is a Federal Pacific or Zinsco, the letter says so and we quote the replacement. Confirm the format your carrier wants with your agent.
What happens if you find aluminum wiring?
The report identifies which circuits are aluminum and the condition of the connections. The CPSC-accepted fixes are a copper rewire or remediation at every device with approved connectors. We quote remediation by the device count. Many carriers accept documented remediation, and the report plus the repair invoice is what they ask for.
Will the inspection try to sell me a new panel?
No. The report says what we found and what it means. If the panel is a brand we would replace, we say so and explain why. If it is sound, the report says that, and the letter goes to your insurer. You can take the findings to any licensed contractor.
Related
Where we do this work
Safety Inspections across Prescott, Prescott Valley, Chino Valley and Dewey-Humboldt, with Williamson Valley and Paulden by appointment. See the full service area.