ASL
A home inspection report can turn a smooth sale into a stressful negotiation, and electrical items are among the most common findings. ASL Electric corrects electrical items from home inspection reports, insurance inspections and city corrections across Orange County, quickly and with documentation you can share with the buyer, your agent or your insurer.
Send us the report, or the electrical pages of it, and we will review each item, confirm it on site and give you a clear, itemized price. Some items are quick fixes, some are not really problems, and a few need real repairs. We tell you which is which, complete the work on a schedule that fits your escrow, and give you an itemized invoice describing what was done.
Common items we correct
⚡Missing GFCI protection
GFCI outlets or breakers added in kitchens, bathrooms, garages, laundry areas and outdoors.
⚡Open grounds and reversed polarity
Outlets that test as ungrounded or wired backwards, corrected at the outlet or the circuit.
⚡Double-tapped breakers
Two wires on a breaker that is listed for one, corrected with a pigtail or an added circuit.
⚡Panel findings
Missing knockouts, missing screws, unlabeled circuits, corrosion and Federal Pacific or Zinsco panels.
⚡Open junction boxes and exposed splices
Covers added, splices enclosed in boxes, and loose wiring secured in attics, garages and crawl spaces.
⚡Smoke and CO alarms
Alarms installed or replaced to meet California requirements, which also apply when a home is sold.
When to call us
Homeowners and agents usually call when:
- A buyer's inspection report lists electrical items
- The buyer asked for repairs or a credit
- You want to fix items before listing
- An insurer requires electrical corrections
- The city issued a correction notice
- A report mentions a Federal Pacific or Zinsco panel
- The report says "evaluation by a licensed electrician"
- You need work finished before closing
Why it pays to handle electrical items properly
Buyers and lenders take electrical findings seriously, and vague answers can lead to bigger credits or a delayed close. Some items, such as missing GFCI protection or double-tapped breakers, are inexpensive to correct. Others, such as an FPE panel or aluminum wiring, need a clear plan. Having a licensed electrician review, correct and document the items gives everyone confidence and keeps the transaction moving.
How we handle an inspection report
Review the report
We go through each electrical item and note which need correction, further evaluation or no action.
Verify on site
We confirm each finding in person, since reports sometimes misidentify conditions.
Itemized price
You get a line-by-line price so you can decide what to repair and what to negotiate.
Correct and document
We complete the work, pull permits where required, and give you an itemized invoice for your agent and the buyer.
Ways to handle the findings
Correct everything
Clean slate for the buyer and lender.
Correct safety items, credit the rest
Fix the essentials and negotiate the larger projects.
Pre-listing correction
Fix common items before the buyer's inspector arrives.
Evaluation only
An electrician's written evaluation and price to support negotiations.
Sellers: fix before listing or after the report?
Correcting common items such as missing GFCI protection, missing smoke and CO alarms and open junction boxes before listing can lead to a cleaner buyer's report. Larger items, such as an older panel, may be better priced and discussed as part of the negotiation.
We can do a pre-listing electrical inspection so you know what is coming. See our electrical inspections page.
Buyers: what does "evaluate by a licensed electrician" mean?
Home inspectors are generalists, so they often recommend an electrician's evaluation for anything beyond simple items. We provide that evaluation with a clear description of each condition and a price to correct it, which you can use when deciding on repairs or a credit.
Landlords and insurance inspections
Insurers and property managers sometimes require electrical corrections, such as GFCI protection, panel replacement or alarm upgrades. We complete the items and provide the invoice they ask for.
“Cory helped me with my electrical inspection and a few weeks later installed GFCIs in my units. Cory was extremely professional and likeable. He treated my tenants and me with complete respect. He wore shoe covers, cleaned up after he finished and each GFCI was perfectly installed.”
“Jose Chavez did an amazing job. Fixed the problem, professional, and ensured that no trash were left behind.”
What affects the cost of code corrections
The cost depends on the number and type of items, access to the panel, attic and crawl space, whether any item requires a permit, and the timeline. Most common items, like GFCI protection and junction box covers, are quick. Panel replacements and wiring repairs are larger projects. We give you a free, itemized estimate.
How it works with ASL Electric
Share the electrical items and we review them before the visit.
We verify on site and price each item separately.
We complete the work and give you an itemized invoice for escrow.
Code Corrections & Home Sale Repairs across Orange County
Homes sell quickly across Orange County, and escrow timelines leave little room for delays. We work regularly with homeowners and agents in Irvine, Mission Viejo, Lake Forest, Laguna Hills, Laguna Niguel, Huntington Beach and Costa Mesa, where 1960s and 1970s homes often show the same findings: missing GFCI protection, double-tapped breakers, older panels and aluminum branch wiring.
Our shop is in Lake Forest, so we can usually schedule the visit quickly. Tell us your closing date when you call.