Seller using non-licensed electrician

[Kevin Gallagher]

I have a single family rental under contract. During the inspection period, I had an electrician look at the home because it has aluminum wiring. He said it wasn't up to code and potentially hazardous due to improper connections so we wrote and addendum to the contract requiring a LICENSED electrician to inspect and make repairs to all outlets, switches, and fixtures and the Seller to provide proof of work prior to closing. They sent over a receipt last night for an electrical company that seems to have been out of business since 2014 and neither of the individuals to whom the LLC was registered are currently licensed electricians in my state. The Seller is saying that he's fulfilled the obligation but it's clear to me at least that he hasn't provided enough info to prove he has had a licensed professional perform the work. Looking for a little guidance on how you guys would handle this situation going forward and what my options are.

[Brian Sher]

@Kevin Gallagher being a licensed electrician in the state of Washington. I have ran into this multiple times on service calls. Plain and simple, aluminum is no good for “branch circuits”. Aluminum does have its place for large service wire or feeders.

The reason why aluminum is bad for smaller conductors is, aluminum has a high expansion and contraction rate. It works its way out of wire connections, like wire nuts, or terminations like receptacles or switches. Most electrical contractor will not touch aluminum wire because of the high liability of it failing, or causing fires down the road and will want to run copper in its place($$$). This is the same reason why your insurance will most likely be higher for a property with aluminum branch circuits. Be sure to check with your insurance company to see if there is any unforeseen cost of ensuring this property.

All investors should be aware that there are special wire nuts and connectors that will connect aluminum to copper, legally, but are expensive. Most off-the-shelf receptacles and switches are “copper only” devices. If you are looking to do any work electrically with aluminum wire understand it will be more expensive, even something as simple as swapping a light fixture.

Best of luck with your endeavors and as always, do it proper, do it copper.