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Question DetailsAsked on 6/11/2017

My home inspection found open ground outlets and several room how much for a electrician to repair?

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If these are just convenience outlets which the ground wire was not connected to, but the ground wire is there in the box - probably about $100-150/hour to repair and minimal (probably under $50) materials - in that simple case can probably do 4-8 outlets/hour depending on type of where/how the ground is terminated in the box and whether the box is metal or plastic.


I would (since some were found to be wrong) have him check ALL outlets (because home inspector commonly only does a sampling, like one per room) and fixtures for proper grounding. Outlets a simple LED indicator light plug-in detector (about $15 a box stores and Amazon and such) which you can use yourself could avoid his labor time (probably an hour or more for a full house) in finding the bad ones for normal 110/120V outlets, though he should be the one to check 220/240V outlets like for electric range, water heater, clothes dryer, furnace, etc - probably about $50-100 to check those depending on how many you have.


Light receptacles are a lot tougher to check ground on - can probably only check about 3-4/hour if he has to take them down from the ceiling to check - what some people like me do to check them quickly is run a ground wire from a known ground (like at an outlet) and walk around the house dragging this long wire to check if there is continuity between it and the fixture, though this is not definitive - because commonly it will show continuity because the neutral (white wire) is connected to the fixture and the neutral is grounded at the breaker panel. Many people skip the light fixtures (at least the ones up out of normal reach) and are just careful (hopefully) to be sure the switch is off (always a good idea anyway) when changing bulbs.


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If your box does NOT have a ground wire in it, then that can be tougher - here are some previous questions with answers about that issue FYI:


http://answers.angieslist.com/How-cos...


http://answers.angieslist.com/Should-...


http://answers.angieslist.com/How-rep...


http://answers.angieslist.com/How-I-s...


http://answers.angieslist.com/Does-re...


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Of course, if you are still in the contingency period (talk to your realtor about what that means if you don't know) you have the alternative of requiring (via a contginecy counteroffer) that the Seller (at his cost) have a licensed electrician check EVERY outlet (and light fixture if you want to insist on that too) for proper wiring, including grounding, and that the proof of the inspection and repairs be documented by a signed and dated invoice or statement from the electrician that he did that and repaired all which were not grounded or otherwise deviated from safe wiring practice. [How to handle this if the wiring does not include a ground wire would have to be discussed, because that would be a major expense which if not required to be corrected by current code in your area would likely be balked at by the Seller.

Answered 1 year ago by LCD




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