About Electrical Service

One of the more common questions that clients have concerns electrical service to a home. In the real estate world, we typically see 60-amp, 100-amp, and 200-amp service (and several variations thereof). In the vast majority of homes, 100-amp electrical service is used. The primary question remains - "Is 60-amp electrical service unsafe?"

DEFINITION

Electrical service can be defined as the size of the cable bringing electricity into the home from the street. The primary way to tell the capacity of the electrical service is by the size of the line coming into the house.
The size of the cable also dictates the size of the fuses or breakers needed to protect it. Service size is usually quoted in amps or amperes. Hence, 60-amp, 100-amp, etc.

Ah, the modern life as we know it today. Fast, convenient, and comfortable. Ice cool central air, home computers, microwaves to zap dinner, clothes dryers, electric stoves, and hair dryers. How could we live without them? Every electric appliance draws a varied amount of electric current. Generally those appliances with a heating element draw much more current.

Perhaps 50 or more years ago, an average household had lighting, a radio, a wringer clothes washer, and other rudimentary appliances. 60-amp electrical was more than adequate. Electrical service in some homes was sometimes ever smaller than 60-amp since the needs could have been even more basic at that time.

WHAT SIZE IS BEST?

Perhaps the most common electrical service today is 100-amp service for modern average sized homes. We tend to see 200-amp service on country properties and larger executive homes. Certainly, if a home has electric heat, 100-amp will be insufficient to meet the needs. Also, depending on how many electrical appliances a family has, 100-amp service may also be insufficient. As a general rule of thumb, the larger the electrical service, the better. Extra capacity is better than insufficient capacity. It's sort of like insurance - you may never use it, but it's good to know it's there!

If a homeowner has less common appliances, like a sauna, hot tub spa, or pottery kiln, the electrical requirements are even greater. Don't let the size of the appliance trick you - toasters, kettles, hair dryers draw a considerable amount of electricity. In your home, if you have a fair number of appliances within a room, you may simply need more circuits, as opposed to a larger service.

Surprisingly, one could build a modest home today with 60-amp electrical service and meet Electrical Code requirements. Certainly in an urban or suburban environment (i.e. not cottage country), this would rarely occur. Virtually 100% of newer homes today have at least 100-amp electrical service.

A 60-amp service coming into the house would have an exterior meter and a 60-amp fuse or 60-amp breaker within the house (or garage). If you were to draw more than 60-amps of electricity, the system would safely trip breakers or blow fuses. This simply means that the fuses or breakers were doing exactly what they were designed to do. For example, if you were cooking Thanksgiving dinner, using the oven and all cooking elements, you might not be able to use a clothes dryer and other appliances at the same time, with 60-amp service.

DID YOU SAY YOU NEED HOUSEHOLD INSURANCE?

It is critical to know that buyers today have great difficulty obtaining household insurance if the property they have purchased has 60-amp electrical service. Home insurers tend to continue underwriting existing policies with 60-amp service, but will not sell new policies. Insurance companies view 60-amp service as insufficient.

There are several ways around this, as follows:

1. Upgrade to 100-amp service, or greater. Some insurers will grant a short term grace period and others will require the service to be upgraded immediately.

2. Obtain a "sub-standard" commercial policy for a limited time and then upgrade your service at a later point in time. The premium will be higher as the insurance company views the 60-amp service as having a greater risk of fire.

3. As part of an Offer to Purchase, add a clause to the offer indicating that the Seller agrees to upgrade the service and panel to 100-amp service (or better) at their own expense at least 48 hours prior to completion of the transaction.

To determine the electrical service in your home, I would recommend that you refer to your home inspection report (under the electrical section), or contact a Certified Electrician to review your requirements. Costs of upgrading will vary. A permit will need to be obtained from the Electrical Safety Authority (your electrician can obtain this as part of their service) and a "meter locate" report (no additional charge) will be needed should you require a new hydro meter. Your electrician's role will be to act as an intermediary and organize the local hydro service with the ESA inspector. The existing hydro service would be disconnected and the new service (after inspection by the ESA) reconnected. This occurs all in the same day.

If you decide not to use a Certified Electrician to upgrade your hydro service, the ESA will charge an additional fee.

While working at your home, I would recommend that you have the electrician look at other safety issues in your home, like: adding ground fault circuit interrupters (GFI's) in your bathroom and ensuring your kitchen receptacles are split. Any electrical deficiencies noted in your home inspection report should also be attended to.

Turn on the lights, cook dinner, watch TV, and enjoy life thanks to sufficient electrical service to your home!