The electrical service panel
is the largest safety device in our homes. It serves us everyday but we rarely
think about it or appreciate what it does.
The service panel is the
heart of our homes electrical system and has become vital in providing a
comfortable modern lifestyle. Often during a power cut, we soon realize the
importance of this system. No lights, no heat, no cooking, no hot water, no TV,
no recharging cellphones.
As home inspectors we often
recommend replacement of roof shingles or an air conditioner or a water heater
and most people understand that these types of components have a finite
lifespan and accept that they need to be replaced.
However, when a replacement
service panel is recommended it seems to provide more cause for concern among
both clients and R.E.agents
The point is that service
panels do become obsolete, overcrowded or overloaded. Many older panels were
not built to provide the services we require for our lifestyle today. Newer
technologies and safety features have increased the reliability and
serviceability of panels and breakers.
In 2009 the NFPA
reported an estimated 44,800 residential home fires which could be attributed
to old, faulty wiring or panels. Further studies have indicated that a disproportionate
number of these fires were in homes more than 40 years old.
I acknowledge that the
events that have to happen to create a life threatening situation are low
probability but the panel is a safety device. Much like the air bags in your
car, you hope you never need them, but you are sure glad they are there when
you do.
To put things in
perspective. Roof replacement cost is $ 4000 to $ 7000 and up. An air
conditioner can be $ 2000 and up. A furnace can be $ 4000 and up. The cost to
replace a service panel is usually in the $ 1200 to $ 1500 range.
I know this is not cheap
but the panel is one component that could save your life. A roof leak will
cause you to have a bad day but it most likely will not kill you.
Older panels
manufactured by Zinsco, Federal Pacific Electric(FPE) or Bryant have a
reputation for being problematic and a potential safety hazard but any
electrical system older than 40 years should have a thorough evaluation by a
qualified electrician.
As home inspectors we
see these older systems regularly. There is no pass or fail for a home. We are hired
to provide information and guidance particularly when it comes to safety so
that our clients can understand the risks and make a better decision.
.jpg)