In the proccess of purchasing an older home, an inspector requires changing the current 40 amp to 100 amps. What does this involve ? Does all the wiring need to be replaced, or just the boxes ? Thank you.

 

What kind of inspector was this? Was he an electrical inspector or a home inspector? Did he do a load calculation to determine what size service is needed? If not what is his reasoning?

 

Thanks, TexSparky. This was a home inspector and he did no load calculations. In some manner, he determined that the house has 40 amp service, and said it would need to be upgraded to 100 amp service (code?). Can he tell this visually / does it sound like a city code ? My concern, not knowing electric, is whether re-wiring is in order ( I don't believe he looked at wiring) or updating the service to bring in more amps. I know you can only speculate, not seeing the house, but I appreciate your help in understanding what I need to do. I'll need to get a licensed electrician in to evaluate it.

 

In Iowa, I doubt that this home inspector can require you do anything. Is he perhaps recommending an upgrade? It's probably a pretty good recommendation, but you are under no obligation to follow it (unless your insurance company won't otherwise provide insurance, and you need the insurance).

What this means to you, if you decide to go ahead and follow the recommendation, is about $1000. If you spend it, you might as well go all the way to 200 amps, even if you won't need it for another ten years. None of the wiring in your home needs to be replaced. Only stuff in and around the panel will need replacing.

Give us the following information, and we'll tell you whether or not we agree with the recommendation: number of square feet of the house, and whether the following are gas or electric: home heat, water heater, cooking, clothes drying.

What may be even more interesting is how old the wiring in the walls is. If you need grounding for all your electronic gear, you may also need to replace that. That could be a lot more expensive. You may also want more outlets and more circuits. Sometimes you need to replace the wiring in the walls and attic before you are allowed to add insulation. But none of this is what your inspector means when he talks about the 40 to 100 amp upgrade. Exactly how old is this "older home"?

 

Dose the meter have to be replaced when up grading service? I think it dose but I never could get a stright answer from anyone.

 

WeldGod, you can't upgrade the service without involving the power company. Only the power company can decide what if any of their equipment and wiring will need upgrading. So the answer to your question is, "maybe".

 

Thanks John, your information is great. This is an older (1917) two story home. It has gas forced heat, dryer, hot water heater and stove. It also has central air. I believe its around 2600 sf. I'm guessing the wiring has been upgraded, since it has newer furnace and central air. Time for estimates.

 

The pan to have them set a new meter, then doing the rest ourselfs. I noitced on my meter is says something like "60AMP RATED UL" or something to that effect. But I have found that no one will give me a straight answer on what is required in most cases. With my clamp meter I mesured 65AMP going to the main box off the meter. My thiking is that is not good thing if the meter is 60AMP.


PS. This is a single phase sytem at my wifes brothers house it was built in the late 50' or ealry 60's

 

I can't see how you could run a 2600 square foot house with central air on 40 amps. You should probably double-check what that inspector said about the current size of the service. He may be incorrect. He may have looked at a subpanel.

 

Thanks again, John. It sounds like I need to get a qualified electrician in to give accurate picture of what we have and where we need to go. Your input is greatly appreciated. My expertise is in solving floor covering problems - if I can ever repay the favor, let me know.

 

Just an opinion from your power company lineman.Your inspecter probably saw an underrated panel and wiring at the weatherhead.When you get this upgraded an inspecter comes out from the power company.He will determine if the service wire from the pole is o.k.He willalso evaluate the meter.An upgrade to 200 amps would be the way togo.

 

I tell people that a service upgrade really is a good investment and gives an equity punch to your house, especially if you are inclined to sell in the next few years. I feel the same as some others that 200 A is the only way to go. Same work, another 100$ or 2 in materials and you are done. It usually prompts the poco to bring in bigger wire also which is a very good thing.

 

Thanks everyone, for sharing your knowledge and experience. I feel better equipped to get through this now.

 

In Northern NJ you can forget about getting a policy on a new house purchase without upgrading to 100 Amp service minimum.