Bellingham Wa. Property Inspection (King of the House): Estimating Electric Service

 Electricity is complex. In an older home there can be all sorts of issues: knob and tube, two conductors without the equipment ground. Generally, an inspector or an electrician has to try to figure that out, as so much of th system is only visible in the attic or the crawl space. However, here is a quick assessment tool that you might find handy. You should always be able to find the electric meter outside the home. The shape of the meter housing gives you some clues. For example, first on the left, round, is an old meter and this is designed to deliver a mere 60 amps of service (quite antiquated for most homes). The one in the center, square, is a bit harder to quantify but would deliver 100 to 175 amps, which might be fine for the home. The rectangular one, to the right, is a modern 200 amp service.

Caveat: Generally speaking, a service is only rated for the lowest capacity component. So, a system might have a new 200 amp meter, yet still have an outdated 60 amp fuse panel inside the house. Or the panel inside might have been upgraded to a 200 amp panel, with the meter outside still at 60 amps. These scenarios are not likely if the municipal code inspectors were involved, but in this business I have learned to take nothing for granted. However, for ball park estimates of the probable age and capacity of the electrical system, I think this information might be of use to realtors who are trying to figure out what they are dealing with at some of the properties out there.

 

        

60A                                             100-175A                            200A

Thanks for dropping by.

Steven L. Smith

www.kingofthehouse.com

Bellingham WA property inspection

 

5 Comments on Bellingham Wa. Property Inspection (King of the House): Estimating Electric Service

Steven, Thanks for the post. I had no idea about this. Now, I'll be looking outside as well as in for the real scoop on the electric.

08/14/2007 11:14 AM by Andrew Trevino Wilkes-Barre Homes For Sale (TradeMark Realtors Group)


I never knew you could tell a meters rating just by looking. Now I will have to go and look at mine to see if it is 200 amps or not. Thank you for the info.

08/14/2007 11:16 AM by Randy Lyon (Kettley and Company)


Glad to be of help. The other thing people need to know is that the electric utilities or power companies can pretty much do as they wish with their lines and meters. They are not regulated by the code inspectors. So if they determined that a smaller meter was adequate to service a larger panel, they could put in a lesser meter, although the guidelines here are pretty standard.

08/14/2007 11:22 AM by Steven L. Smith, Bellingham, Wa. Home Inspector (King of the House Home Inspection)


Another great post...always so informative.  Here in the East Bay we still have so many old homes....some close to 100 years old...that even still have the old round fuses.  I suppose those provide about 10 amps ; )~

08/14/2007 11:41 AM by Mary Smartt--Smartt Moves with Mary Smartt (Lawton Associates / www.LawtonAssociates.com)


Mary,

They are probably 60 amps. You bring up an interesting point. In some of these older homes the knob and tube was actually an update. Prior to that they might have had gas lights. I was around a bunch of inspectors arguing that one time. So I was doing an inspection at a home for an older woman who was familiar with here house going back to the turn of the century. She said that they had  the gaslights first and then they got the knob and tube that was still there.

08/14/2007 11:52 AM by Steven L. Smith, Bellingham, Wa. Home Inspector (King of the House Home Inspection)


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Inspector: Steven L. Smith, Bellingham, Wa. Home Inspector (King of the House Home Inspection)
Steven L. Smith, Bellingham, Wa. Home Inspector
Bellingham, WA
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King of the House Home Inspection

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