By Julie Taylor, Realtor.com
https://www.realtor.com/advice/home-improvement/home-remodeling-electrical-plan/

Behind every safe, efficient, and future-proof home is a well-thought-out electrical plan.

An electrical plan, also known as an electrical blueprint or wiring diagram, is a detailed drawing that shows the layout of electrical components and wiring within a home.

Not only does this type of plan allow you to assess potential for future upgrades and additions, but it can also expose limitations that may need to be remedied.

Your electrical plan matters whether you’re buying, renovating, or selling—and getting it right can save you money, frustration, and future headaches.

Why an electrical plan matters when buying a home

Outdated wiring or poor planning can limit function and safety.

"Wiring has changed drastically over the past 100 years," says licensed electrician Carl Murawski, of Hartford, CT. "Old knob-and-tube-style wiring can pose risk of fire. Bedrooms used to only have a lamp, but now people plug in heated blankets, device chargers, and smart beds. This can overload a circuit that was meant for a much lighter electrical load."

A home inspection is the perfect time to ask key questions about the electrical setup, like whether the overall electrical system is up to code, and if there are any safety hazards to be aware of.

Home inspector Paula Camarena, owner of Pillar To Post Home Inspectors in Orange County, CA, says you should ask if the service size is enough for this home; if the gauges are the appropriate size for your major systems and appliances; and if the inspector found any "double taps"—or two wires connected to a single circuit breaker.

"In a home inspection, we also note any recall on electrical panels," she says. "If any rewiring was done, we ensure that the rewiring is correct. We look for any hot spots in the electrical panel. We make sure the conductors are securely connected and not loose, and that the panel is not corroded. We check for exposed wires, open ground receptacles, any missing plates on receptacles, and gaps in the panel."

Once you're aware of the issues, try to estimate electrical upgrade costs before you buy, since prices can run the gamut.

"Small items like adding ground rails could be hundreds of dollars, while service upgrades can reach into the thousands," says Murawski. "It depends on the extent and complexity of the repairs or upgrades."

Seeking out a range of bids from reliable professionals ensures you set a realistic budget and aren’t caught off guard in the future.

The role of an electrical plan in a renovation

An electric plan will allow a contractor to assess the power that's available, the upgrades needed, and wire routing for possible floor or wall penetrations, according to Murawski.

It's important to map outlets, switches, lighting, and smart home tech.

"Some modern devices can be very finicky with their power needs, and additional branches on a circuit could potentially cause harmonic disturbances," says Murawski. "Knowing where a circuit begins and ends is an important first step."

Having a good electric plan can help you avoid some common electrical mistakes that can lead to expensive rework down the line.

"For instance, if you’re adding a clothes dryer upstairs, it’s far more cost-effective to run the correctly sized wire now before needing to retrofit it later," says Murawski.

Insufficient conductor sizing, improper routing near plumbing or HVAC, poor junction box practices, lack of grounding and bonding, and too few outlets are all problems that a solid plan can prevent.

Make sure to schedule a walk-through with the electrician before the walls are sealed.

“There are usually clear signs of handyman or DIY wiring that could turn into problems once everything is closed up,” warns Murawski.

During the walk-through, an electrician can catch those issues and make quick corrections, such as securing wires with additional staples or applying fire caulk around a floor penetration.

A walk-through is also a good time for the electrician or homeowner to snap photos or videos to capture what’s happening behind the walls.

"Photos or videos at this time are pure gold," says Murawski. "You may never have a chance to see behind that wall again, so I've made it a habit to store photo or video of my installations for future use. That way, you no longer have to guess if a wire is right behind where you want to mount a TV."

How your electrical plan can affect resale value

If a buyer wants to add, modify, or rework a home, a good electrical plan could alleviate days of investigating. "Those hours add up quickly, and a licensed electrician isn't cheap," says Murawski.

Energy efficiency and modern upgrades are also big selling points.

"Energy efficiency is top of mind for most homeowners these days, and modern upgrades mean lower monthly bills," says Murawski. "Over the years, the savings can really add up."

A solid electrical plan also helps you avoid inspection pitfalls that could stall a sale.

"Outdated electrical components—like an old mast, failing breaker box, or 60-amp fuse panel—could easily scare buyers off, since they often demand immediate replacement, and upgrading the service can run into the thousands," says Murawski.

Camarena says knob-and-tube wiring or aluminum wiring are major red flags, since replacing an old system can cost anywhere from $4,000 to $5,000.

Thoughtful electrical design can set your home apart, providing safety, efficiency, and peace of mind.

"A good electrical install is almost invisible: It always works and never draws attention to itself," says Murawski. "A thoughtful installation also leaves room for future expansion, whether that's a new air conditioning unit, a hot tub, or an entirely new section of your home."

Julie Taylor is a reporter for Realtor.com. She was most recently a writer and co-executive producer on “The Talk” where she won two Daytime Emmy Awards. A member of the Writers Guild of America, Julie has written for Cosmopolitan, Glamour, and Redbook magazines and is the author of six books. Julie earned a B.A. in magazine journalism from the University of Central Oklahoma. After two decades in New York City and Los Angeles, she recently relocated to the Midwest.