No electrical upgrade. There is no way. Seller standing firm.

By
Home Inspector with Desert Sun Home, commercial Inspections 10072923
https://staging.activerain.com/droplet/4cXL

No electrical upgrade. There is no way. Seller standing firm.

I was warned by the Realtor about this home.

"The seller says they are not going to do any electrical upgrades no matter what you find. They feel the home is listed at such a low asking price they shouldn't have to upgrade anything".

This electrical supply to the home is old. And I mean really old. About 60 plus years old.

A 40 amp service to the home. That's all it has.Main meter loop.This is a fused throw panel. Not as bad as some I have seen but clearly very outdated.

And when I got a good look inside the panel, There was enough dirt to start my own farm. The rust was getting the best of the panel box.

Rusty fuse box.

There has never been any upgrades done to this home since it was originally built a long time ago. The home breakers is an FPE panel. Not good.

FPE panel.

My recommendation to the buyer is to upgrade the electrical as soon as possible.

Do not add any new electrical to the existing system. This may overload the system causing more issues.

This is why you always get a "Full Home Inspection" by a certified inspector. For the peace of mind.

Call Clint at 1-575-706-5586

Have a great day every one.

Posted by

 

Clint  McKie

Owner of Desert Sun Home Inspections Carlsbad, New Mexico. Eddy County's only certified home inspection service WITH OVER 30 YEARS EXPERIENCE. Serving all of South East New Mexico. We inspect the homes entire structure from the roof to the foundation, and everything in between. Most reports within 4-24 hours from time of inspection completion. We issue a PDF report with pictures Starting at $250.00 for each home inspection. Why settle for less when you can have the best?

Also included is a Appliance recallcheck and a 90 day warranty with all full home inspections.

When it comes to Quality home inspections. Simply put, we are the best.

1-575-706-5586   www.carlsbad-home-inspector.com Call me for the latest specials.

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Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Raymond.

I see these a lot. Many are not upgraded till sold. then the costs are really up there to upgrade an entire home.

Have a nice day in Rochester.

Best, Clint McKie

Mar 08, 2014 11:58 PM #21
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Wayne.

Upgrade the electrical and done. Simple. If they have the funds o do so.

Have a nice day in Fort Myers.

Best, Clint McKie

Mar 08, 2014 11:59 PM #22
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Ginny,

This is what makes inspecting a very interesting business.

Have a fine day in North Kingstown.

Best, Clint McKie

Mar 09, 2014 12:00 AM #23
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi James,

Yes it is. If the buyers want to go ahead and buy, then be ready to upgrade as well.

Have a nice day in Connecticut.

Best, Clint McKie

Mar 09, 2014 12:01 AM #24
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Dennis,

I never said the home owner was responsible for any thing at all. Read the post.  suggested to the buyer they upgrade the electrical if they buy the home. Simple as that.

Have a good Sunday and thanks for the comment.

Best, Clint McKie

Mar 09, 2014 12:04 AM #25
Rainmaker
407,017
Dee Toohey
Innovative Realty Solutions Group - Longwood, FL
Broker, ABR, AHWD, CIPS, FMS, ePro

I don't think I've ever seen a panel that was that dirty.  It would have been worth it to the seller to upgrade the electrical.  It would have yielded a good ROI. 

Mar 09, 2014 12:04 AM #26
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Nina,

That's why we give advice. The best decisions are by the Realtor and buyer. Then they can decide on what to do.

Have a great Sunday. Thanks for stopping by and commenting.

Best, Clint Mckie

Mar 09, 2014 12:05 AM #27
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hello Dee,

Well  worth the upgrades. It will cost them in the start. But the peace of mind is worth the costs.

Have a good day and thanks for the comment.

Best, Clint McKie

Mar 09, 2014 12:07 AM #28
Rainmaker
478,507
Donald Hester
NCW Home Inspections, LLC - Wenatchee, WA
NCW Home Inspections, LLC

Clint, I have not seen an 40 amp service here. Some older heat pumps took that.

Mar 09, 2014 12:30 AM #29
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Donald,

The smallest service I have found was a 30 amp service with lines like a romex.

Terrible. With a number of added fuse panels for upgrades over the years. Not a good situation for anyone.

Have a nice day in The great Northwest.

Best, Clint McKie

Mar 09, 2014 12:37 AM #30
Ambassador
1,132,590
Ralph Gorgoglione
Maui Life Homes / Metro Life Homes - Kihei, HI
Hawaii and California Real Estate (800) 591-6121

It's so important for buyers to understand the difference between repairs and improvements.

You can't ask a seller that has been using their home to improve it for your purchase.

Mar 09, 2014 01:31 AM #31
Rainmaker
1,143,371
David Shamansky
US Mortgages - David Shamansky - Highlands Ranch, CO
Creative, Aggressive & 560 FICO - OK, Colorado Mtg

Depending on the price the seller may be accurate but for the buyer you still NEED TO KNOW what you are getting into to make a good decision

Mar 09, 2014 01:44 AM #32
Ambassador
2,189,610
Robert Vegas Bob Swetz
Realty ONE Group - Las Vegas, NV
Las Vegas Henderson Homes for Sale

WOW Clint ... will it never end? Where do these builders come from? Who hires these builders? I guess you get what you pay for ... Great Post my friend, Featured to the group:

CUSTOMER SERVICE

And Have a Great Week!

VB ;o)

Mar 09, 2014 01:46 AM #33
Rainmaker
600,317
Mike Young
203kOnLine.com, covering the USA - Las Vegas, NV
FHA 203k Consultant 916-758-1807

Nice post btw. We have found lots of homes in the Oakland area that have 30A service penny fuses to the house. The nice thing about that when the seller isn't cooperative is that renovation loans are perfect for addressing these kinds of issues.

Mar 09, 2014 06:06 AM #34
Rainmaker
1,755,110
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

40 amps is amazing!  Was the original house much smaller than what is there now?

Mar 09, 2014 08:09 AM #35
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Ralphster,

This is so true. The home is what it is. Even if it is 60+ years old. Wanting is different than what it is. The seller is not going to upgrade the system. The buyer will probably end up doing this in the long term.

Have a great day in California.

Best, Clint McKie

Mar 09, 2014 10:46 PM #36
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi David,

Very true in every sense, The buyer have to know what costs are involved. Maybe it would be too much for them over the long haul and opt to back out.

Have a great day in Colorado.

Best, Clint McKie

Mar 09, 2014 10:48 PM #37
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Vegas Bob,

This will never end in my opinion. There are just too many owners who want to save way too much on repairs.

Thanks for the Featured Post in the Service Group.

Have a fine day in Las Vegas.

Best, Clint McKie

btw, love the new profile picture.

Mar 09, 2014 10:50 PM #38
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hello Mike,

I have been trying to get some of the Realtors on board with 203K loans. But they say the paper work is just too overwhelming. No luck so far to date.

Have a good day in Oakland.

Best, Clint McKie

Mar 09, 2014 10:52 PM #39
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Jay,

If you can believe it....the home is exactly the same as when it was built. No additions at all which is odd. There is usually at least one.

Have a good day in Bristow.

Best, Clint McKie

Mar 09, 2014 10:54 PM #40
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