Buyers often ask whether an old panel needs replacing. Sometimes. What matters more is the type of panel, the condition of the work inside it, and whether the service capacity suits how the house is actually used.
What I look at
- Service capacity relative to the size and use of the home
- Panel make and model, and whether it has a known history of concern
- Double-tapped breakers and improper conductor terminations
- Evidence of overheating, corrosion or water entry
- Missing knockouts, covers and correct clearances
- Branch wiring type visible at the panel, including aluminum and knob-and-tube remnants
- Bonding and grounding arrangement
Insurance is a separate question
Some insurers ask about specific panel brands, aluminum branch wiring, knob-and-tube and service size regardless of the condition I observe. That is worth confirming with your broker early, because it can affect the purchase timeline more than the repair itself.
Scope
An inspection covers what can be seen and safely reached. Where I see something that warrants it, the recommendation is evaluation by a licensed electrician — not a guess from me about cost.
Age alone is not the question
An older panel is not automatically unsafe, and a new panel is not automatically a guarantee. What matters is the type of equipment, its condition, whether it has been modified competently, and whether the system it feeds matches how the house is actually used.
I assess what can be seen and safely reached. I do not dismantle equipment or perform electrical testing beyond the scope of a home inspection, and where something warrants a qualified electrician I say so directly.
What I look at
Most of the useful information is available without going beyond a visual inspection: the panel type and rating, the condition of the enclosure, how the work inside was done, and what the rest of the visible system looks like.
- Panel make, type and service rating relative to the size of the house
- Corrosion, heat discolouration, or moisture inside the enclosure
- Evidence of amateur modification or unlabelled circuits
- Double-tapped breakers and obviously improvised connections
- Remnant knob-and-tube or other legacy wiring still in service
- Aluminum branch wiring of the period where it was common
- Missing or absent GFCI and AFCI protection where expected today
- Accessibility and clearance in front of the panel
Why some panels attract attention
Certain panel types from particular eras have a documented history of performance concerns, and insurers and buyers often treat them as items to address regardless of how they look on the day.
That is a practical consideration as much as a technical one. Even when a panel appears sound, the presence of one of these types can affect insurability and resale, which is worth knowing before you finalise a purchase rather than afterwards.
Capacity, and how houses have changed
Electrical demand has grown steadily. Heat pumps, EV charging, shops, hot tubs and suites all draw meaningfully more than the loads many older services were sized for.
A service that was entirely adequate for the house as originally built may not support what you are planning. If you have specific additions in mind, that is worth raising at the inspection so the capacity question gets considered in context.
What to do with the finding
If I flag the panel, the next step is a qualified electrician, not a decision made from the report alone. What the inspection gives you is an informed question and a sense of urgency.
Some panel findings are genuinely safety matters that should be dealt with promptly. Others are planning items, or considerations for insurance and future resale. Distinguishing between those is part of the conversation we have about the report.
What a home inspection does not cover
It is worth being precise about the boundary. I work within the limits of a visual inspection. I do not remove panel covers beyond what is safe and appropriate, perform load calculations, test circuits beyond basic device checks, or evaluate anything concealed in walls.
That means an inspection can identify concerns and tell you when a qualified electrician should look further, but it cannot certify a system as sound. Where the electrical is central to your decision — an older house you plan to renovate, or a property with obvious amateur work — budgeting for an electrician’s assessment alongside the inspection is sensible.
- Concealed wiring within finished walls and ceilings
- Load calculations and capacity certification
- Detailed testing beyond visible devices and basic checks
- Anything requiring the service to be de-energised
Thinking about a property?
Call Craig and talk it through before you book — Vancouver Island, residential and commercial. 778-681-2874 or book an inspection.