Realtors

At Elect Electric we are experts at home electrical repair. We know many realtors need electrical repair when working to close the sale. We want to help you get your job done efficiently and professionally.

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Realtors Guide For Speedy Repairs

Step #1

Review the home inspection report to see what electrical issues were discovered.

Decide:
1) I will definitely need a site visit by an electrician for pricing.

2) I will need a site visit and further inspection by a licenced electrician to know the extent of the work needed to correct the electrical issues suggested by the home inspector.

3) I feel the issue/s can be priced without a site visit using the Pricing Guide below.

Step #2

Here are the action steps for each of the choices above #1-3.

Action Steps for #1: Email the Home Inspection Report to Elect and request a FREE service call. Be sure you include the timeline you hope to have the work completed and the best times for a service call. We can normally get out for a service call within three business days. See below for the FREE Service Call details. Email Elect for a Free Service Call Here>>

Action Steps for #2: Email the Home Inspection Report to Elect and request a Home Safety Evaluation(HSE). Please specify the specific issues from the Home Inspection Report report you want us to focus on. (If you do not specify a specific issue we will do a report on all issues we find.) Be sure you include the timeline you hope to have the work completed and the best times for the inspection. HSEs are prioritized ahead of service calls as sold work and can usually be completed within two business days. See HSE details below. Email Elect for an HSE Here>>

Action Steps for #3: Email the Home Inspection Report to Elect and request Realtor Priority Service. Please specify the specific issues from the Home Inspection Report report you want us to repair along with the prices from the guide below. Be sure you include the timeline you hope to have the work completed and the best times for the work to be completed. Realtor Priority Service prioritized ahead of service calls as sold work and can usually be completed within two business days. See the Pricing guide below for details. Email Elect for Realtor Priority Service Here>>

Free Service Call

Realtor HSE

Realtor Priority Service

FREE Service Call

$0.00

Free Service Call

Elect offers a service call at no charge anywhere in San Luis Obispo County. ($75 outside of SLO County) A Free Service Call includes an electrician coming to meet onsite and look at the issues called out by the home inspector, as well as any other issues. The electrician will price the job right onsite if possible or gather the necessary information and email you a estimate as soon as possible. On many service calls the work can be performed at the same time once approved. (If you know you only want a service call for pricing and do not want the work done at the same time let us know, this will help us schedule your call sooner.)

For a successful service call be sure of the following:

-Send the Home Inspection Report in advance and outline exactly what issues you want prices for.

-Be sure you have access to all of the electrical equipment and locations where work will need to be completed.
-If possible have the owners or future owners there to talk about what they want to see completed.

Home Safety Evaluation

$140.95

Realtor HSE

Elect offers a Home Safety Evaluation to its clients. A home Safety Evaluation can include a general inspection of an entire house. We look for any and all electrical safety concerns and make recommendations to bring the homes electrical safety up to the current electrical code standards. Or we can also do a specific Home Safety Evaluation for an item called out on the home inspection report. You may need a Home Safety Evaluation when the home inspector calls out an issue and says the issue requires a licensed electrician to evaluate it further. Be sure to specify what type of evaluation you want. THE HOME SAFETY EVALUATION FEE CAN BE PUT TOWARD THE REPAIRS IF YOU HAVE ELECT COMPLETE THE REPAIRS WITHIN 30 DAYS.

For a successful home safety evaluation:

-Send the Home Inspection Report in advance and specify if you want a whole house inspection or a specific inspection of one or more items.

Quick Pricing Guide

For Common Home Inspection Report Issues*

All prices are a la carte. Any three items completed at the same time will be given a 7% discount.

Devices. Outlets & Switches

Ground Fault Circuit Interrupter (GFCI) Protection:

Install GFCI protection for a single existing outlet $181.24
Kitchen GFCI protection in a standard kitchen (two circuits protected) $268.19
Outdoor GFCI protection for an outdoor outlet and add an in-use weather proof cover $198.95
Whole home GFCI protection per code, includes two outdoor outlets with in-use covers, two kitchen circuits,
two bathroom outlets and one garage outlet $683.84

Replace warn outlets: (All outlets will be replaced with quality tamper resistant outlets in white or ivory)

Replace one broken or 'loose' existing outlet $164.87
Replace all the outlets in one typical bedroom (up to 5 outlets) $310.89
Replace all non GFCI outlets in a typical 3 bedroom house (up to 25 outlets) $893.23

Replace warn switches: (All switches will be replaced with switches in white or ivory)

Replace one 'loose' or non functional existing switch $157.09
Replace one broken existing dimmer with an economy dimmer $169.25
Replace one broken existing dimmer with an premium dimmer $194.52
Replace all switches in a typical 3 bedroom house (up to 25 switches) $752.29

Electrical Panels

Correct ground and neutral wires connected to the same location in a sub-panel:

Install a new buss bar to isolate the ground and neutral wires in a sub panel. 12-20 circuit(breaker) panel $184.45
Install a new buss bar to isolate the ground and neutral wires in a sub panel. 20-40 circuit(breaker) panel $242.54

Correct more than one wire on a single breaker:

Remove double landed wires, splice on a new wire to both conductors and land it properly on the existing breaker $145.51
Remove double landed wires and install a new breaker to accommodate both circuits (with space available) $169.95

Correct over/undersized wires on circuit breakers:

Remove undersized wire from the existing circuit breaker and install the proper size circuit breaker for the wiring size (15-30 amp SINGLE POLE (single breaker)standard panels only) $145.51
Remove undersized wires from the existing circuit breaker and install the proper size circuit breaker for the wiring size (15-30 amp SINGLE POLE (single breaker) Zinsco, GTE-Sylvania, Pushmatic or Bulldog breakers) $241.04
Remove undersized wires from the existing circuit breaker and install the proper size circuit breaker for the wiring size (15-30 amp DOBLE POLE (two breakers)standard panels only) $221.45
Remove undersized wires from the existing circuit breaker and install the proper size circuit breaker for the wiring size (15-30 amp DOBLE POLE (two breakers) Zinsco, GTE-Sylvania, Pushmatic or Bulldog breakers) $278.08

It may be the case that the wires are undersized for the load, in this case replacing the breaker will not solve the issue. A separate estimate will be needed to replace the wiring. If this is the case you may need a Home Safety Evaluation to determine this.

Whole Panel Cleanup:

In some cases the electrical panel is so messy it is dangerous, it may need the wires cleaned up and spaces filled on the breaker cover(dead-front) cover. "Cleaning up" the wiring means de-landing all the wires and training them neatly to each termination. If you have a panel with multiple issues this may be your best value to get all of the repairs completed.

6-20 circuit panel cleanup: Included retraining all the wires neatly, tightening all connections, separating ground and neutral wires, filling any openings on the panel cover, removing all double landed wires and relabeling the panel. $480.84
20-42 circuit panel cleanup: Included retraining all the wires neatly, tightening all connections, separating ground and neutral wires, filling any openings on the panel cover, removing all double landed wires and relabeling the panel. $596.84

Re-Lable Electrical Panel:

I typically recommend the new owner label the panel themselves as it is a time consuming job and can help them become more comfortable with their new electrical system. If you would like Elect to complete this task here are the prices:

Trace out, identify and label a 8-20 circuit panel $281.89
Trace out, identify and label a 20-40 circuit panel $352.37

Miscellaneous

Cover open electrical junction boxes:

Cover up to 5, 2"-4" standard electrical boxes that can be reached from a 6' ladder $155.45
Cover up to 5, 2"-4" standard electrical boxes in a attic or crawl space within sight of the opening $281.89

Exposed wire in garages:

In most cases the wire in the garage is installed in a manor that exposes it to physical damage and the repair needed is to add protection. This can be done by adding drywall or some other wall board to protect the wiring below 8'. The wiring above 8' is considered protected. If the work is more extensive an estimate is the best bet. In some cases the exposed wiring has been added for something that will no longer be needed by the new owners. In this case I recommend simply removing the exposed wire all together and not replacing it.