Short answerThe most common electrical findings are missing GFCI protection near water, open junction boxes and missing covers, double tapped breakers, ungrounded three prong outlets, older or recalled panels, and undersized service. Most are inexpensive safety fixes. Aluminum branch wiring, overheating, and certain older panels deserve a licensed electrician's evaluation before your deadline.
What do inspectors check?
The service entrance, the main panel and breakers, a sample of outlets and switches, GFCI and AFCI protection, grounding, and visible wiring in the basement, attic, and garage.
What are the common findings?
- Missing GFCI protection in kitchens, baths, garages, basements, and outdoors.
- Double tapped breakers: two wires on a breaker made for one.
- Three prong outlets with no ground, or reversed polarity.
- Open junction boxes, missing cover plates, exposed splices.
- Federal Pacific Stab Lok or Zinsco panels; undersized 60 or 100 amp service.
- Aluminum branch wiring in some homes built 1965 to 1973.
How serious is it?
Most items are low cost safety fixes. Overheating, scorching, aluminum wiring, and certain older panels carry real fire risk and need a licensed electrician.
What does it cost to fix?
| Item | Planning estimate | Source |
|---|---|---|
| GFCI or AFCI protection | $120 to $400 per location | W |
| Small electrical repair package | $400 to $1,200 | W |
| Panel replacement, 100 to 150 amp | $1,400 to $2,400 | W |
| New 200 amp service | $1,900 to $2,600 | W |
| Aluminum wiring connector repair, whole house | $2,000 to $8,000 | P |
Planning estimates, not bids. Local contractors may price differently.
When is a specialist needed?
Any scorching, buzzing, warm panels or plates, aluminum wiring, Federal Pacific or Zinsco panels, or a recommendation for further evaluation.
If you are selling
Fix cheap safety items before listing, get a quote on anything big, and disclose what you know. What to fix before listing.
If you are buying
Sort the finding into normal for age, negotiate, specialist, or walk away. What to ask the seller to fix.
Frequently asked questions
Are ungrounded outlets a big deal?
They are common in older homes. Fixes range from adding GFCI protection to running new wiring. An electrician can recommend the right fix.
What is a double tap?
Two wires under a breaker terminal made for one. It is usually a simple fix for an electrician.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
- Wardmark Property Operations pricing, June to September 2026
- AJ Long Electric, aluminum wiring pricing, 2026
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.