Electrical Service Panel-Observations and Concerns

As a home inspector in New York City, I frequently encounter service panels that are either overcrowded or aged beyond safe use. This condition directly affects safety, functionality, and insurability.

Common Issues Found in Houses:

• Overcrowding of breakers: Added circuits over the years often result in doubled-up breakers, “tandem” breakers in non-approved slots, or multiple wires under one screw. These shortcuts create overheating, loose connections, and fire risk.

• Aged or obsolete panels: Most panels have a safe service life of 30–40 years. Older brands such as Federal Pacific and Zinsco are known to fail under overload. Many NYC homes still rely on these outdated units.

• Undersized service: Older homes often have 60- or 100-amp service. Modern living—central AC, induction ranges, EV charging—typically requires at least 200 amps.

Special Note on Condos and Co-ops:

• In many condo and co-op buildings, each unit has a small subpanel while the main service equipment is located in a locked utility area.

• These unit panels are often limited to 60–100 amps and may not support modern upgrades like electric dryers, induction cooking, or EV chargers without board approval and building-wide service upgrades.

• Replacement of a unit’s subpanel is usually straightforward, but increasing service capacity requires board involvement and sometimes major infrastructure work in the building. Buyers should factor this into renovation plans.

• Insurance underwriters may also question outdated panels in condo/co-op units, especially if they are Federal Pacific or fuse-based.

Indicators for Replacement:

• Panel is warm to the touch, rusted, or shows signs of arcing.

• Breakers are brittle, loose, or obsolete.

• Panel is full, with no safe room for expansion.

• Service rating does not meet modern minimum standards.

• Insurance company requires upgrade before issuing coverage.

Why Replacement Matters:

• Safety: A functioning panel ensures breakers trip before wiring overheats.

• Capacity: New panels provide room for additional circuits.

• Value: An upgraded electrical system reassures future buyers and insurers.

Inspector’s Recommendation:Where a panel is overcrowded, obsolete, or undersized, I recommend evaluation by a licensed electrician and, if warranted, full replacement. In condo and co-op units, buyers should also consult the managing agent or board to understand building-wide electrical limitations.