I am surprised how clean the feed connections are without noalox/ penetrox being applied.. I replaced my aluminum feeder because the connections were as bad as a crusty car battery post , ruining the main breaker. I replaced the breaker and the feeder with copper.
Home inspector flagged multiple neutrals on single lug in breaker panel
- Thread starter nwjones18
- Start date
Standard practice in the UK, especially as for power we use ring mains so there is two outgoing lives, neutrals and earths. These are usually 32A 230v circuits.
Agree but another inspector will come up with the same result. It’s certainly a reasonable request.
It would take less than 15 minutes to correct.
I guess the question is are they asking for anything else and will a different buyer ask for more, meaning more things to be corrected.
I can’t blame the buyer on electrical stuff. Even though it’s nothing to correct the public isn’t aware it’s a big nothing yet the panel is not to current code. The inspector would be negligent if it wasn’t in the report.
Electrical stuff scares the general public and understandable do to lack of knowledge.
With all the above said if you think you underpriced the house you could say no and then if they walk raise the asking price.
Heck you most likely can do that anyway but all states are different so get counsel before you do.
By the home demand you mention you are in the drivers seat so it’s all up to you.
Just keep in mind not to get too silly and blowout deals that you may not see again.
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4WD
$50 site donor 2025
Plus it’s stranded wire - the past problems were mainly home runs using solid aluminum wire …
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Pull the meter ( very high chance you don't have a meter based disconnect) Anti-Ox the mains, use the lower neutral bar and spread out the bunched up neutrals the right side and call it a day. You go any farther and you open up a rats nest. Spend the time and make it neat. You still may be bunched up because of lack of wire length. Having a sparky do it would cost you about $400+, but then you are documented. Because technically, depending on your state/city, because you are selling it, it is not your house. You don't have the "owners right to do licensed electrical work as long as it is permitted and passed- exemption" in the state/city's eyes. So you need a licensed tradesman to do the work. (cough)
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I was on the buyers side of this situation last year. My insurance was requiring me to have the double lugged neutrals addressed by closing and the antiox on the mains or they wouldnt issue the policy that my lender then required to close. I ended up switching insurers to one that asked for it to be addressed within 30 days of closing, and it wasn’t an expensive fix for an electrician to resolve.
GON
$150 Site Donor 2025
I have a different take on issues listed by an inspector post sales contract pre closing. Only offer the buyer a cash offer for any and all issues.
Fixing issues require reinspection, and other exposures.
Offer the Buyer a cash amount at closing and let them do any repairs. Significantly reduces your hassle and exposure.
Fixing issues require reinspection, and other exposures.
Offer the Buyer a cash amount at closing and let them do any repairs. Significantly reduces your hassle and exposure.
I'm wondering why they put a bunches of wires under a single lug multiple times, then left a bunch of spare lugs that they could have used like that. It's as if they cut the wires too short and then went oops!
It's all about checking a box off a list, or trying to get a lower price on the house.
It's all about checking a box off a list, or trying to get a lower price on the house.
I've seen two, but never three or more. This looks to be remediable without $1000's. Up to you. Fight or fix. I usually just fix - especially cash buyer!!
Maybe most will reach next lug. Will not be as pretty.
For something like this that, could, possibly, maybe, etc., be a safety issue "in the future" (tomorrow, next week next month, etc.), I think you'd be smart to have it corrected as the buyer requests.
If you DO decide to have it corrected, be sure to allow the buyer to choose the licensed electrician. That way, if there's ever a problem and they buyer even thinks about filing a lawsuit, you can say..."I didn't choose the electrician...YOU DID."
And one more thing...if you do decide to fix it, have the buyer increase their deposit in escrow by the amount of the repair. That way, the buyer has more "skin in the game" and if the buyer later decides to back out of the contract, YOU are not out any money for the repairs the buyer requested.
Ed
If you DO decide to have it corrected, be sure to allow the buyer to choose the licensed electrician. That way, if there's ever a problem and they buyer even thinks about filing a lawsuit, you can say..."I didn't choose the electrician...YOU DID."
And one more thing...if you do decide to fix it, have the buyer increase their deposit in escrow by the amount of the repair. That way, the buyer has more "skin in the game" and if the buyer later decides to back out of the contract, YOU are not out any money for the repairs the buyer requested.
Ed
Multi strand aluminum wire for the mains is usually what's used. Cooper would be not only more expensive but harder to bend as well.
Your panel has Neutrals and Grounds on the same buss bars, you need to get those split out to where one bar is for grounds and one bar is for neutrals. You should be able to do this yourself, this isn't transplanting a kidney.
Placing verbiage like that in the contract would be a massive red-flag to a lender (if the buyer is getting a new loan), and the lender may kill the transaction (by refusing to fund the loan) is the situation isn't addressed.
I can't speak to other states, but in California, the lender wants a copy of the sales contract as well as any addendums to the contract prior to the closing of the transaction.
Ed
AZjeff
$50 Site Donor 2023
I'd fix only what the home inspector flagged.
Would it be possible to get longer buss bars and have them extend further up in the box so all the existing wires would work without adding on? I'm no electrician, just looking at the photo makes me nervous.
JTK
$100 Site Donor 2025
Do you have the option of doing nothing and telling the prospective buyer to pound salt? You buy an older house, you buy some problems.
I see the issue here with the panel. It should be corrected at some point, but so should a million things in every household.
I know there's really good home inspectors out there and I respect them, but I really dislike the home inspection process . It's a money grab for the buyer to save some money and the seller to loose some.
I see the issue here with the panel. It should be corrected at some point, but so should a million things in every household.
I know there's really good home inspectors out there and I respect them, but I really dislike the home inspection process . It's a money grab for the buyer to save some money and the seller to loose some.
Aluminum wiring, aluminum lugs - what's the issue ? If an inspector flags that, they need to find a different job. It may vary by locality but aluminum service entrance wire is 100% common around here. Only time you're likely see copper in 1/0 or 2/0 is probably industrial applications, not residential.
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