Because a standard home inspection only confirms the lights turn on and the panel looks intact — it doesn’t tell you whether the panel is a known fire risk, whether the wiring behind the walls is safe, or whether the service has enough capacity for the way you’ll actually live in the home. A dedicated electrical inspection before you close catches the hazardous, expensive problems a general inspection isn’t built to find, while you still have room to negotiate the price or the repairs.
What does a standard home inspection actually check on the electrical system?
A general home inspection is a broad pass: it confirms outlets are powered, tests a sample of receptacles, and notes obvious problems at the panel. That’s a useful baseline — but it’s topical. A general inspector typically won’t evaluate the real risk of a problem-prone panel brand, trace knob-and-tube or aluminum wiring through the home, or tell you whether your service can support a heat pump or EV charger.
The panel is where the biggest surprises hide
Two panel brands deserve special attention in older homes: Federal Pacific (FPE) and Zinsco. Both were installed widely decades ago and are now associated with breakers that can fail to trip during a fault — a recognized fire hazard. A general inspection may simply note the brand; a licensed electrician can assess the actual risk and what replacement costs. If you’re buying an older Puget Sound home, confirming the panel before closing is one of the highest-value checks you can make.
What does a general home inspection miss?
A “do the lights work?” check is not designed to evaluate:
- Hazardous panels. Federal Pacific and Zinsco panels, and overloaded or improperly modified panels.
- Service capacity. Whether 100-amp (or smaller) service can support a heat pump, EV charger, hot tub, or modern kitchen without an upgrade.
- Knob-and-tube wiring. Common in older Seattle, Tacoma, and Auburn homes — a safety and insurance concern, especially when buried in insulation.
- Aluminum branch wiring. Typical of 1960s–70s homes, with connection-overheating risk.
- Grounding & protection. Missing grounds, and missing GFCI (kitchens, baths, exterior) or AFCI protection where code now requires it.
- Unpermitted work. Double-tapped breakers, over-fused circuits, and handyman wiring that was never inspected.
A pre-purchase electrical inspection from Allred Heating Cooling Electric evaluates the panel, service capacity, grounding and bonding, and the wiring itself — the things that determine whether a home is safe and ready for the loads you’ll add.
Why electrical problems are both expensive and dangerous
Unlike most repairs, an electrical problem isn’t just a budget issue — it’s a safety one. A failing panel or compromised wiring can be a fire risk, and a full rewire or panel upgrade is a significant cost. That combination is exactly why this inspection is worth doing before you own the problem. Heating and cooling sits right beside electrical on the expensive-systems list, so we’d also point buyers to our HVAC inspection guide, and — for homes with backup power — our generator inspection guide. You can see the full range of what we evaluate across our electrical and HVAC services.
What a pre-purchase electrical inspection covers — and how it works
Our licensed electrician gives you a clear, written picture of the system — the panel and its capacity, the wiring, grounding and protection, and any code or safety issues — along with what it would take to make it right. You get information you can act on before you close, not pressure.
Why we publish this: the electrical system is one place where “we’ll deal with it later” can be genuinely unsafe. We’d rather you know exactly what’s in the walls and at the panel before you buy, and decide for yourself.
The smart move before closing day
If you’re under contract — or about to be — this is the moment to look. Schedule a pre-purchase electrical inspection and a licensed local electrician will tell you what you’re really buying. Already have a panel or rewire quote from another company? Bring it to us for a second opinion, with no obligation.
Inspection scope described reflects how Allred Heating Cooling Electric evaluates a home’s electrical system — panel condition and brand, service capacity, grounding and bonding, wiring type, and code compliance. Verify any Washington electrical contractor license at the Washington State Department of Labor & Industries (lni.wa.gov). For related pre-purchase guidance, see our HVAC inspection guide and the full homebuyer’s inspection checklist.
Quick answers
Does a standard home inspection check the electrical system?
Only broadly. A general home inspection confirms outlets have power and the panel looks intact, but it is not designed to identify a hazardous panel brand, evaluate whether the service has enough capacity for your plans, or trace knob-and-tube or aluminum wiring through the home. A licensed electrician evaluates the panel, capacity, grounding, and wiring against current code.
What is a Federal Pacific or Zinsco panel, and why does it matter?
Federal Pacific (FPE) and Zinsco panels were installed in many older homes and are now widely associated with breakers that can fail to trip during a fault — a recognized fire risk. A general inspection may note the brand; a licensed electrician can assess the real risk and the cost to replace it. If you're buying a Puget Sound home built or updated decades ago, this is one of the most important things to confirm before closing.
Should I worry about knob-and-tube or aluminum wiring?
Often, yes. Knob-and-tube wiring is common in older Seattle, Tacoma, and Auburn homes and can be a safety and home-insurance concern, especially where it's been buried in insulation or modified by a handyman. Aluminum branch wiring from the 1960s–70s has its own connection-overheating risks. A pre-purchase electrical inspection tells you what's actually in the walls and what it would take to make it safe.
Does the panel have enough capacity for a heat pump or EV charger?
That's exactly the kind of question a general inspection won't answer. Many older homes have 100-amp (or smaller) service that may not comfortably support a heat pump, EV charger, or hot tub without an upgrade. A licensed electrician evaluates your panel capacity and what adding modern loads would require — useful leverage before you close, and a plan for after.
When should I get a pre-purchase electrical inspection?
Before closing, while findings are still negotiable — and especially for older homes, recent flips, or any home where past electrical work may not have been permitted. It's an inexpensive step relative to a panel replacement or a rewire, and it keeps the cost on the negotiating table instead of on you.