Home inspection repairs
Electrical repairs from your home inspection report.
Buying or selling a house in Harford County, Baltimore County or Baltimore City, and the inspection report has an electrical section? Wyatt Electric works through the list: we confirm what the inspector found, tell you what it takes to fix it, and do the work with a permit when the job needs one.
- ★5.0 · 12 Google reviews
- 4 Master Electricians on staff
- Licensed & insured
- Veteran owned
- 5.0 stars12 Google reviews
- Since 198640 years in business
- 4 MastersMaster Electricians
- Veteran ownedLicensed & insured
- ESGR 2010Above & Beyond Award
The short answer
Who fixes the electrical items on a home inspection?
A licensed electrician. Home inspectors flag problems but don't repair them, and most electrical fixes, from a double-tapped breaker to a panel replacement, should be done and documented by a licensed electrician so the buyer, seller and lender can trust the result. Send us the report and the deadline in your contract.
- Double-tapped breakers: two wires on a breaker made for one
- Missing GFCI protection in kitchens, baths, garages, basements and outdoors
- Three-prong outlets with no ground, or reversed polarity
- Open junction boxes, missing covers and exposed splices
- Older panels such as Federal Pacific or Zinsco
- Knob-and-tube or aluminum branch wiring
How it works
From report to repaired.
Real-estate timelines are tight, so tell us your contract deadline up front. We'll be straight with you about what fits inside it.
- 1
Send us the report.
Book a visit or call, and share the electrical pages of the inspection report plus any photos the inspector took.
- 2
We confirm the findings.
We check each item in person. Some are quick fixes, some point to a bigger problem, and now and then an item turns out to be fine as installed.
- 3
You get a clear price.
We price each item so buyer and seller can see what's involved, and we pull a permit for anything that needs one.
- 4
We fix it and write it up.
We do the repairs, test them, and put in writing what we did so you can pass it to your agent or the other party.
Common findings
What it usually means, and the usual fix.
These are the electrical items that show up on inspection reports again and again. The right fix depends on what we find in person.
Double-tapped breaker
- What it means
- Two conductors share a breaker terminal that's listed for only one, which can loosen and overheat.
- Typical fix
- Add a pigtail or a separate breaker, if the panel has room.
No GFCI protection
- What it means
- Outlets in wet or damp areas lack ground-fault protection that current code requires.
- Typical fix
- Install GFCI outlets or GFCI breakers on those circuits.
Ungrounded three-prong outlets
- What it means
- Outlets accept a grounding plug, but no ground wire is connected behind them.
- Typical fix
- Run a ground, or use GFCI protection labeled “No equipment ground”, as the NEC allows.
Federal Pacific or Zinsco panel
- What it means
- Older panel brands that inspectors routinely call out. There has never been a CPSC recall of Federal Pacific breakers.
- Typical fix
- Evaluate the panel's condition; replacing it is often the cleanest answer for a sale.
Open boxes or exposed splices
- What it means
- Connections made outside an enclosure, or boxes missing covers.
- Typical fix
- Put splices in proper boxes and add covers and blanks.
| Finding | What it means | Typical fix |
|---|---|---|
| Double-tapped breaker | Two conductors share a breaker terminal that's listed for only one, which can loosen and overheat. | Add a pigtail or a separate breaker, if the panel has room. |
| No GFCI protection | Outlets in wet or damp areas lack ground-fault protection that current code requires. | Install GFCI outlets or GFCI breakers on those circuits. |
| Ungrounded three-prong outlets | Outlets accept a grounding plug, but no ground wire is connected behind them. | Run a ground, or use GFCI protection labeled “No equipment ground”, as the NEC allows. |
| Federal Pacific or Zinsco panel | Older panel brands that inspectors routinely call out. There has never been a CPSC recall of Federal Pacific breakers. | Evaluate the panel's condition; replacing it is often the cleanest answer for a sale. |
| Open boxes or exposed splices | Connections made outside an enclosure, or boxes missing covers. | Put splices in proper boxes and add covers and blanks. |
The CPSC closed its investigation of Federal Pacific Electric breakers in 1983 without making a safety determination. Sources are listed at the bottom of this page.
Google reviews
What our customers say.
“Nick is very responsive, reasonably priced and great communicator - he was recommended to us and took care of some small jobs, then diagnosed and fixed another problem on very short notice before settlement on a property. Highly recommend!”
“Great service and very friendly. I called last night about an electrical problem with a receptacle box in my basement. The tech, Dave, was at my house at 7:30 this morning and was able to quickly diagnose and fix the issue. Really nice, professional and excellent service and work. I would recommend them to anyone.”
“Expert work, quickly done, great advice given...and super nice! I very highly recommend this company.”
Inspection repair questions
Before closing.
Should the buyer or the seller hire the electrician?
That's for your contract and your agents to settle. Either way works for us. We just need access to the house and a clear contact for scheduling and the invoice.
Can you get it done before my deadline?
Tell us the date when you book or call 410-557-8557. We'll tell you honestly whether we can fit it in, and which items need a permit, which takes longer than a simple repair.
Do inspection repairs need a permit?
Some do. Replacing a panel, adding circuits or rewiring needs an electrical permit in Harford County, Baltimore County and Baltimore City. Swapping an outlet for a GFCI or fixing a cover usually doesn't. We tell you which is which.
The inspector flagged my Federal Pacific panel. Is it dangerous?
The CPSC investigated Federal Pacific Electric breakers and closed the investigation in 1983 without a safety determination; there has never been a recall. Some buyers still ask for one to be replaced as part of the sale. We can look at its condition and talk through your options.
Will you write up what you fixed?
Yes. We put each item and what we did in writing, so you can share it with your agent, the other party or the home inspector if they come back for a re-check.
Can you just look and give an opinion?
Yes. If you're deciding whether to ask for a credit or a repair, we can check the flagged items and explain what each one involves.
Where we work · Home inspection repairs
Three jurisdictions, one crew.
Each one has its own permit office and code edition. We work in all three and pull the permits ourselves.
- Harford CountyJarrettsville, Bel Air, Fallston, Forest Hill and the rest of the county.Electrician in Harford County
- Baltimore CountyTowson, Hunt Valley, Phoenix, Monkton, Sparks and the rest of the county.Electrician in Baltimore County
- Baltimore CityRowhomes and older houses across Baltimore City.Electrician in Baltimore City
Related services and guides
Often on the same report.
- Panel & service upgradesReplacing old or full panels and upgrading service, permitted and inspected.
- Rewiring & older homesUpdating the wiring in older homes, a room at a time or the whole house.
- Repairs & troubleshootingTripping breakers, dead outlets, flickering lights and small jobs.
- Knob-and-tube wiring in Maryland homesHow to spot it, what the code says, and how a phased replacement works.
- Federal Pacific Stab-Lok panelsWhat the CPSC actually found in 1983, and practical options if your home has one.
- How to verify a Maryland electrician licenseThe state master license, county registration, and how to check both.
Sources
- CPSC: Commission closes investigation of FPE circuit breakers (1983)
- Harford County: permits, Permit Center and 2023 NEC adoption (Bill 24-06)
- Baltimore County Permits, Approvals and Inspections: electrical inspections
- Baltimore City Building, Fire and Related Codes, Part III (NEC 2020)
- Baltimore City DHCD: ePermits
- NFPA 70: National Electrical Code (2020 and 2023 editions)
Book a visit
Tell us what's going on.
We'll take it from there.
Book online in about a minute, or call or text 410-557-8557, Monday–Friday, 7am–6pm. We confirm by text, and a licensed electrician shows up in your window.
Burning smell, sparking or no power? Don't book online. Call now: 410-557-8557