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Home Owner Information Guide 22.0 Common Electric Concerns
This information has been compiled to assist homebuyers
and home owners in their understanding of the issues
common to residential electric systems. All electric work
should be performed by a qualified licensed electrician. In
some cases, the presence of electric defects, problematic
components, or antiquated systems may be an issue in
obtaining homeowner insurance.
ELECTRICAL SERVICE ISSUES
The use of electric appliances and devices has increased
substantially since the first homes were wired for electricity.
For the typical size home, 100 amps is generally considered
the minimum acceptable electric capacity. For large homes
or homes occupied by the typically modern family making
use of many of the electric devices now available, at least
150 ampere would be more appropriate. All electric homes
generally require a 200 amp service. While a certain service
size may have been adequate for a particular home in
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Home Owner Information Guide 22.0
Common Electric Concerns
the past, any renovation work or the upgrading of major
appliances may necessitate an increase in the capacity of the
panel and/or household service.
The service lines which carry electric power from the
utility company to a house can be buried or run overhead.
Overhead lines must have adequate clearance over all points
on the property and the house to avoid accidental contact
(ladder, poles, etc.). Tree limbs and other vegetation must
also be kept clear of the lines. A damaged service line or
connection presents a potential hazard. The utility is usually
responsible for maintenance to the point where the line
connects to the house.
ELECTRIC PANELS
The main panel is the connection point between the
incoming service lines and the house wiring. It typically
contains a service disconnect (the main shut-off), overload
protection (circuit breakers or fuses), and associated
conductors (wiring). All circuits in the panel should be clearly
labeled so that a particular circuit can be readily located
in an emergency or for servicing needs. It is generally
recommended, and now often required, that there be a
main disconnect to shut down the houses electrical system
quickly and easily. If there is no main, consideration should
be given to providing one, particularly if there are numerous
submains or household circuits.
The rating of circuit breakers and fuses must be compatible
with the connected wire. Oversized fuses or circuit breakers
present a potential hazard. The standard household wire
sizes are 14 AWG (American Wire Gauge) and 12 AWG;
these conductors should be protected by 15 and 20 amp
HOIS.22.06
(Continued) fuses or breakers, respectively. Multiple circuits connected to
a single overload device are often found. While this practice
is common, the potential for an operational nuisance or
overload hazard may exist. It is good practice (and in many
cases required) to have only one wire connected to an
individual circuit breaker or fuse.
GROUNDING AND POLARITY
Electric continuity or bonding must be provided from all
points in an electrical system to a grounding electrode
(rod). Ungrounded components should be corrected.
Older two-prong electrical receptacles without grounding
provisions do not allow for the proper grounding of
appliances. While an adapter may work in certain temporary
situations, permanently grounded three-prong receptacles
are recommended in locations where appliance grounding
is required. In some situations, rewiring of the circuit(s) may
be necessary. Another common condition, reverse polarity,
occurs when the electric conductors on a circuit are reversed
or improperly connected at a receptacle, or other device.
While the affected device may function, the potential for
electrical shock under certain circumstances exists and
should be rectified. If a spot check of a system indicates
improper grounding or reverse polarity in areas, the entire
system should be checked as a precautionary measure.
KNOB AND TUBE WIRING
This is the type wiring originally used in many older homes.
While it may still be functional, there are likely areas with
damaged insulation and other concerns. It is a two-wire
system that is not compatible with modern appliances that
require grounding. If present, an electrician should check all
areas to determine the repairs or upgrade work required.
ALUMINUM WIRING ON HOUSEHOLD CIRCUITS
While now commonly used primarily on main service lines
and major appliance circuits, aluminum wiring was also
used on household circuits between 1964 and the mid
1970s. The inherent characteristics of aluminum, and the
This information is provided for general guidance purposes only. Neither HMA Franchise Systems, Inc. nor the local
HouseMaster® franchise warrants its accuracy and assumes no liability related to its use. Contact the local franchise
office and/or qualified specialists for advice pertinent to your specific house or circumstances.
© Copyright HMA 2004. Each HouseMaster franchise is an independently owned and operated business.
HouseMaster is a registered trademark of HMA Franchise Systems, Inc.
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Common Electric Concerns (continued)
wiring methods and/or materials used for household circuits,
resulted in faulty connections, which created hazardous
conditions. Since then, warnings about fire concerns and
the development of new devices designed for aluminum led
to remedial work being done on many systems. However, it
is still generally recommended that all aluminum systems be
checked prior to title transfer, and periodically thereafter, to
determine if remedial work is required.
FEDERAL PACIFIC ELECTRIC STAB-LOK SYSTEMS
Issues have been raised regarding the inherent safety of
FPE Stab-Lok panels installed in many homes prior to 1990.
Concerns focus on the ability of breakers to properly trip
under overload conditions and the suitability of breaker
connections. Some of these panels have already been
repaired; many other panels are older and are at the point
where repair or an upgrade may even be needed for
other reasons. In any case, it is generally recommended
that FPE Stab-Lok panels be inspected by an electrician
knowledgeable with the associated issues. In many cases,
replacement may be recommended.
GROUND-FAULT AND ARC-FAULT INTERRUPTERS
Ground-Fault Circuit-Interrupters (GFCI) are personnel
safety devices that have been required for new electric
work in certain high-hazard locations (e.g., kitchens,
bathrooms, and exteriors) for many years. Even if not
required at construction or with completion of electric work,
it is generally recommended that GFCIs be installed in all
high-hazard areas. Arc-Fault Circuit-Interrupters (AFCI) are
designed to reduce hazards associated with frayed wires
and arcing, particularly in areas such as living rooms and
bedrooms. If not present consider adding for safety. Should
a GFCI or AFCI trip, without a readily detectable cause,
the circuit in question should be checked by a licensed
electrician. Regular testing of GFCIs and AFCIs using the
built-in tester is recommended.