Electrical Components - Get Wired for Understanding

Photos at https://www.pinterest.com/realtyproadvisr/electrical/

Electricity is literally the energy source that powers our homes.  Although we don’t need to put on “hard hats” to sell houses, we do need to understand electrical basics to serve our clients.  Our buyers ask questions we can answer. We spot potential problems when performing our visual inspection.  And sellers need their listings promoted with suitable background knowledge.

Electricity powers nearly every residence in the U.S. except rural off-the-grid properties and self-sustainable Amish communities.  Building codes, designed to protect consumers, are regulated by local government agencies.  Major electrical installation and renovations typically requires a government inspection and approval.

Heaters, lights, ceiling fans, outlet, appliances, and electronic equipment are powered by electricity.  Other household fixtures include: smoke detector, HVAC, air conditioner, security alarm, garage door opener, sprinkler system, media system, central vacuum system, and even the doorbell.  In fact, electrical power operates so much that often we take it for granted until a power outage.

As a public utility, electrical power enter the house from cables along the street or under the ground.  Some homes supplement it with GREEN alternatives such as solar power, and others have back-up generators operated by fuel.

Components

On the exterior, wire comes in from a power pole to a PVC electrical conduit and through the junction box, which is an underground utility transformer.  From there, it travels to the electric meter for the house.  Inside the house, it flows to the breaker panel and then via wiring to the switches and outlets.  Blueprints depict the house’s electrical wiring schematic.  Junction boxes make connections inside the walls.

Breaker Box / Panel

Every house has a main panel with safety breakers that distributes power.  Electricity is distributed via circuits that each power certain areas of the house.  The circuit breakers prevent fires by tripping (turning off) switches when overloaded.  Switches should be labeled for each circuit.  The breaker panel is typically located inside a closet or laundry room.  Extremely old houses have old-fashioned fuse boxes with glass fuses that are difficult to replace and maintain.

The breaker box is grounded and often has a disconnect switch to turn off in case of emergency.  Some systems can switch to backup generator automatically.  Look out for overloaded circuits, loose or tangled wires, and unlabeled switches.

Volts vs. Amps

How is electricity measured — amps or volts?  Actually, both standards are related and refer to different methods.

Volts - the amount of electricity used (electrical pressure on the current) is measured in voltage. Circuits in residential houses are either 120 volts or 240 volts. Obviously, the higher the voltage, the more capacity available. Amps - the capability of the electricity flow (the current) is measured in amperage.  Older or smaller houses operate on 100 amps and newer houses typically have 150 - 200 amps total.  Individual circuits are 15 or 20 amps. Watts - the wattage is the available electricity; the rate by which the current is converted into power/heat.  It measures the electric work per second.  It is calculated by multiplying the volts by the amps: Volts x Amps = Watts.

Older houses have limited electricity supply with fewer volts and fewer amps.  That explains why an older house’s circuit may trip when heaters or appliances are operated simultaneously.  Modern homes loaded with appliances and electronics may need upgraded volts and amps.

Electrical objects are also measured in terms of voltage.  Items that draw only 110 volts include lights, computers, small power tools, and minor appliances.  Objects that draw 220 volts include heaters, hair dryers, toaster ovens, and large air conditioners.  That is why a breaker switch may trip if multiple 220 objects on the same circuit are operated simultaneously.

Wiring

Wires carry the electrical currents into and throughout the house. Wiring size depends on the load demand required. Types include old-style Romex (plastic insulated wire) or newer BX cable (covered with aluminum or steel sheath, AKA “armored”) concealed in conduit.

Outlets 

Wall Outlets Wall outlets, usually a pair of 2 receptacles placed near the bottom of a wall, are used for electrical appliances. Modern outlets have 3 slots per receptacle: the large vertical slot is the hot feed, the smaller vertical slot is the neutral, and the round slot at the bottom is the ground. Older outlets may have only 2 slots for each electrical prong because the house was built without grounding.

GFCI (ground fault circuit interrupters) GFCI (ground fault circuit interrupters) are often required for safety in bathrooms, kitchens, and anywhere there may be water.  GFCI outlets help prevent electrical shock by shutting off when they come in contact with water.

Switches

Wall switches flip up or down to turn lights (and ceiling fans) on and off.  Dimmer switches (either round or up/down slide) control the amount of electricity.  Most switches are located near a door and installed below shoulder-height level so they are within reach.  However, houses built during the 60’s and 70’s often have light switches wired to electrical outlets rather than an overhead light hard-wired to a wall switch.

Most light fixtures are measured in terms of watts — for example, a 60-watt light bulb.  It can be dangerous to insert a light bulb that draws more wattage than recommended for that light fixture.

Advanced Systems

With today’s advanced electronic systems, more homes are sporting media rooms and home offices.  The trend is audio and video distributed throughout the house.  Telephone lines often become dedicated voice, fax, and computer modem lines.  Incoming phone, cable, satellite TV lines and other data enters the house through a gateway hub, also known as a central distribution panel.  High-speed cabling may terminate in wall plates and transmit through wireless internet “wifi”.

Inspections

Upon receiving a copy of the home building inspection, review the report with your clients.  Together, you can ask questions of the home inspector and listen to the answers.  If further inspection is recommended, advise hiring a licensed electrician.

During an agent inspection, you should be aware of the electrical condition of the house.  Is the breaker panel box accessible and labeled?  Do electric outlets have the 3-prong grounding?  Do the kitchens and baths have GFCI outlets?  Does there appear to be traces of arcing (black burns) on electrical outlets?  Are smoke detectors hard-wired, and if so do they have a battery back-up?

Dangers & Safety

As a real estate agent performing inspections for your buyers, you will spot signs that warrant recommending an electrical inspection.  Exposed electrical wires or extension cords substituted for permanent wiring are obvious clues.  Loose outlets, frayed wiring, and overloaded circuits are also red flags.  Is the panel labeled for the new homeowner?  Proper labeling can help solve electrical issues that may arise.

Conclusion

Now you know all about electricity in a residential home!  Although it’s important to recommend a licensed electrician rather than giving home-improvement advice, you are aware of the house’s condition and know what to look for when completing your AVID inspection.  You can advertise your listing using the correct terms.  And when buyers ask questions, you know the answers — or at least where to find the answers!

NOTE: Illustrations are NOT part of the article because author does not own copyrights.

Article is also published in The San Diego Realtor® magazine, pages 26-27.

Read more in our "Learn the Lingo" series:

1) Backyard & Outdoor Structures: Learn the Lingo
2) View From the Windows: Learn the Lingo
3) Architectural Styles: Learn the Lingo - Part 1
4) Architectural Styles: Learn the Lingo - Part 2
5) Learn the Lingo: Luxury Bathrooms
6) Learn the Lingo: Fences & Gates
7) Learn the Lingo: Vintage Features of Historic Homes
8) The Kitchen: The Heart of the Home Can Be Gourmet
9) The Gourmet Kitchen: Everything and the Kitchen Sink
10) Open the Door of Possibilities (Exterior Doors)
11) The Difference a Good Door Makes (Interior Doors)
12) Tiles
13) Sustainable and Eco-Conscious Home Features (Part 1)
14) Sustainable and Eco-Conscious Home Features (Part 2)
15) Sustainable and Eco-Conscious Home Features (Part 3)
16) Roof Architecture – Don’t Let it Go ‘Over Your Head’
17) Let There Be Light Fixtures ... And There Are Many!
18) A Discussion of Ceilings Will Have You Looking Up
19) Fireplaces: Literally the Hearth of the Home
20) Learn the Lingo of Walls
21) Apply Your Knowledge to Major Appliances
22) Don't Be Floored By this Topic: It's Right Under Your Feet
23) HVAC / Mechanical Lingo
24) Rural Properties - A Sustainable Life "Off the Grid"
25) Land Usage, and Showing & Selling Rural Properties
26) The Dramatic Effect of Stairs and Staircases - A Flight of Fancy?
27) Electrical Components - Get Wired for Understanding
28) Learn the Lingo: Plumbing Fixtures (Part 1 of 2)
29) Learn the Lingo: Plumbing Fixtures (Part 2 of 2)
30) Swimming Pool and Spa Lingo