Inspector flagged the electrical panel as Federal Pacific Stab-Lok which apparently has known safety issues. He said its 'recommended to replace' but the house is otherwise great. Looked this up online and now im reading horror stories about house fires. Is this a must-replace before buying or am I overreacting? The seller seems annoyed that im even asking about it.
8 Comments
Electrician here. FPE panels are known for breakers that dont trip when they should, which is a legitimate fire hazard. However - millions of these panels are still in service and most havent caused problems. Its a risk, not a certainty. That said, I always recommend replacing them because when they fail, the consequences can be catastrophic.
what does a panel replacement typically cost?
depends on your area and panel size, but usually $1500-3000 for a standard residential panel swap. more if your wiring needs updating too. get a few quotes before closing.
FYI - some insurance companies wont insure homes with FPE panels, or they charge significantly higher premiums. Check with your insurance company BEFORE closing. This could affect your financing if you cant get adequate coverage.
didnt even think about insurance implications. thanks for the heads up
I bought a house with an FPE panel last year. Used it as leverage to get 3k off the purchase price, then had it replaced the week after closing. Peace of mind is worth it. The seller being annoyed is them trying to avoid addressing a legitimate issue.
this is the way. dont ask them to fix it, ask for credit and hire your own electrician
Not a dealbreaker in my opinion, but definitely a non-negotiable fix. Make the sale contingent on either replacing it or getting a credit for replacement. If the seller wont budge on a documented safety hazard, thats a red flag about what else they might be hiding.