Why this section decides deals
During escrow, the electrical section of the inspection report gets more attention than almost anything else except the roof and foundation. Lenders and insurers read it too. The language is technical by design, so here is what the five most common findings actually mean — and how urgent each one is.
'Double-tapped breaker'
Illustrative photoTwo wires under one breaker screw. Breakers are listed for one wire per terminal (with rare exceptions), so this is a connection that can loosen and overheat. It is common, it is fixable, and it almost always shows up as a repair request from the buyer.
'Federal Pacific / Zinsco panel'
The inspector is flagging the panel brand, not necessarily a defect they can see. FPE Stab-Lok and Zinsco panels are on every inspector's watch list because of their documented history — failed trip tests for FPE, breaker-to-bus-bar connection problems for Zinsco. Expect the buyer to ask for replacement or a credit.
'Missing GFCI / AFCI protection'
Outlets near water (kitchen, bath, garage, exterior) need GFCI protection; bedrooms and living areas in newer codes need AFCI protection against arc faults. An older home simply predates these requirements. This is a safety upgrade, not a defect — but buyers treat it like one.
'Ungrounded three-prong outlets'
Someone replaced old two-prong outlets with three-prong ones without adding a ground wire. The third prong promises protection it cannot deliver. The fix ranges from rewiring the circuit to installing GFCI protection with proper labeling, depending on the situation.
'Overfused circuit'
A breaker rated higher than the wire it protects — for example, a 30A breaker on 14-gauge wire rated for 15A. The wire becomes the fuse, which is exactly backwards and a genuine fire hazard. This one deserves immediate attention regardless of escrow.
What to do while the clock is ticking
Get a licensed electrician to review the report pages — not the whole house, just the flagged items — and price the corrections in writing. Sellers use that number in credit negotiations; buyers use it to decide whether the deal still works. Either way, a fast professional read beats three days of guessing.
In escrow with electrical flags on the report? Send us the report pages plus the property city. We will give you a fast, free preliminary assessment of each item (not a final quote).