When You Need an Electrical Inspection
Texas adopted NEC 2023 on September 1, 2023. Most homes in New Braunfels aren't compliant — and most homeowners have no idea where they stand. Here are the six situations where an inspection isn't optional:
- Buying or selling a home — Most mortgage lenders require it. Sellers who find issues first control the negotiation instead of reacting to a buyer's inspector.
- Home is 20+ years old — Recommended every 10 years. Wiring insulation degrades and older homes lack current protections.
- Insurance requirement — Carriers increasingly require inspections for homes over 25 years old or with known hazards.
- Adding a major electrical load — Required before installing an EV charger, hot tub, generator, or major appliance.
- Flickering lights or tripping breakers — Confirms your panel and wiring can safely handle the demand.
- After storm or flood damage — Required before power restoration. Both a safety and an insurance requirement.
Common Hazards in New Braunfels Homes
Federal Pacific & Zinsco Panels (1950s–1980s homes)
Known to fail to trip during overloads — meaning a fault sustains an arc and starts a fire instead of cutting power. Insurance carriers are increasingly refusing coverage. This is a safety emergency, not a someday-project.
Aluminum Wiring (1965–1973 homes)
Homes with aluminum branch wiring are 55 times more likely to have fire conditions at outlets and switches. Aluminum expands and contracts differently than copper, loosening connections that then arc and overheat. Remediation is either CO/ALR device replacement or full rewiring — the inspection tells us which.
Missing or Misplaced GFCI Outlets (pre-2000 homes)
GFCI protection is required in all wet areas — kitchens, bathrooms, garages, outdoors, crawl spaces, unfinished basements. NEC 2023 expanded these requirements significantly. Failed or missing GFCI outlets are an electrocution risk.
Missing AFCI Breaker Protection (pre-2015 homes)
Required in virtually all living spaces under NEC 2023. Most older homes have gaps in kitchen and hallway circuits. AFCI breakers detect arc faults before they start fires — the kind of fault a regular breaker never sees.
Undersized 100-Amp Panels (pre-1990 homes)
Inadequate for modern HVAC, electric ranges, EV chargers, and multiple simultaneous appliances. Signs: frequent breaker trips, warm breakers, and lights flickering during A/C cycling.
Improper DIY or Unpermitted Wiring
Common in garage and addition work. Creates fire hazards and voids homeowner's insurance. It's usually discovered during a home sale — at which point it becomes the seller's liability and problem.
NEC 2023 Changes for Texas (Adopted September 1, 2023)
- Expanded AFCI protection — Now required in kitchen circuits and additional habitable rooms beyond just bedrooms
- Updated GFCI requirements — Required in more locations including all 125V and 250V receptacles in garages, outdoors, bathrooms, kitchens, and within 6 feet of any sink
- EV charging readiness — New homes must include raceway rough-in for future EV charging circuits in garages and parking areas
What's Covered in a Moorhead Inspection (20-Point)
- Service entrance and meter socket condition
- Main panel and breaker condition; brand identification (FPE, Zinsco, or safe)
- AFCI breaker compliance mapping
- GFCI outlet placement and testing
- Wiring type identification (copper, aluminum, knob-and-tube) and condition
- Aluminum wiring extent and remediation options
- Grounding and bonding verification
- Outlet and switch testing for proper wiring and polarity
- Smoke and CO detector placement per Texas Property Code §92.255
- HVAC electrical circuits and A/C connections
- Generator and transfer switch inspection (if applicable)
- Garage and outdoor circuit compliance
- Load calculation vs. panel capacity
- Permit compliance and unpermitted-work identification
- Written report with flat-rate repair quotes
Why Moorhead Instead of a Home Inspector
A standard home inspector is not a licensed electrician. They cannot open your panel, test circuits under load, or assess NEC code compliance. Moorhead's licensed electricians (TACLB127071E) provide a technical code-compliance report with itemized flat-rate quotes — and because we're also your HVAC and generator contractor, we test the A/C disconnect, dedicated circuits, generator transfer switch wiring, and calculate your total home load including HVAC startup amps. One report. One company. One price.
The Inspection Process
- Call or book online — A real New Braunfels person schedules your inspection, usually within the week.
- 20-point inspection — A licensed electrician inspects to NEC 2023 standards with full circuit testing under load.
- Written report — Documents every deficiency and code gap with flat-rate repair quotes.
- Repairs and permits — Approve repairs; we pull permits through the City of New Braunfels and complete work with final inspection.
Pricing
| Service | Notes | Price |
|---|
| Residential safety inspection | 20-point, written report, flat-rate repair quotes | $150–$350 |
| FPE / Zinsco panel evaluation | Safety report + replacement quote | $100–$150 |
| Pre-sale inspection | Written documentation for realtor / closing | $150–$350 |
| Post-storm safety inspection | Required before power restoration | $150–$350 |
All prices flat-rate, quoted before the inspection begins. Final price depends on home size.
NEC 2023 · written report