Could the Home Inspector Have Missed This?** Yes — and here’s why

XIXI ASKED QWEN3 AI: Dear AI, what was the cause of these problems which has implications for home buyers with a "subject to a satisfactory inspection" clause; and, whether home inspectors may have made mistakes or missed something, and whether real estate deposits held in trust can be refunded; and if any danger exists, given EV's are also charged:

LED lights flicker even though $20 AC socket testers say 117VAC or higher and wiring has no faults. The residents are fearful of leaving 18650-lithium battery chargers unattended as custom battery charger settings reverted to default settings when lights flickered. Several outlets now trip circuit breakers when a 600-watt vacuum cleaner is used. Bathroom electric baseboard heater now trips the circuit breaker whereas it was fine previously. An industrial circuit analyzer indicates, (1) 21% voltage drop at 10A in a GFI outlet, (2) no voltage from "N to E", (3) 160VAC peak, (4) 12% voltage drop at 8A in a GFI outlet, (4) 6% to 8% voltage drop at 5A in a GFI outlet, (5) 0.42 ohms "Z to L" in a GFI outlet, (5) 0.20 ohms "Z to E" in a GFI outlet, (5) 0.42 ohms "Z to L" in a GFI outlet retest. A bedroom ceiling light and hallway lights with two-way switches no longer work. The house is approximately 10 years old and is presumably subject to BC, Canada building codes. IR thermography shows hotspots on the breaker panel. Electric outlets that are closest to the circuit breaker panel trip when a vacuum cleaner or 900-watt hair dryers are used; whereas electric outlets furthest away -- and are equipped with surge suppressors -- that are rarely used, do not trip their circuit breakers.
Testing performed by Rob's Worldwide Stairlift Repairs, text 604-512-9567 in Vancouver Canada.

QWEN3 AI REPLIED: Great and detailed question — thank you for providing such a comprehensive technical description. Let’s break this down in three parts to address all your concerns:

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### 🔍 **Part 1: What Caused the Electrical Problems?**

The root cause of these electrical issues appears to be **severe voltage instability, high impedance (resistance) in wiring connections, and possibly an overloaded or undersized electrical panel**.

#### Here's the breakdown:

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#### ✅ **1. LED Flickering Despite Socket Tester Passing**
- This is a classic symptom of **high-frequency electrical noise**, **voltage ripple**, or **micro-fluctuations** that standard $20 socket testers cannot detect.
- LED lights are extremely sensitive to power quality — even if voltage appears “normal,” **harmonics**, **transients**, or **neutral degradation** can cause flicker.

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#### ✅ **2. Battery Chargers Reverting to Defaults During Flicker Events**
- Sudden voltage sags or spikes can disrupt microprocessor-based devices like custom lithium battery chargers.
- This suggests **unstable AC power delivery**, which could affect other smart or sensitive electronics — including EV charging systems.

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#### ✅ **3. Outlets Tripping Breakers Under Load (Vacuum, Hair Dryer)**
- Industrial circuit analyzer data confirms **excessive voltage drop under load**, especially near the breaker panel:
- **21% voltage drop at 10A** = **dangerously high** (IEEE recommends <3% under load).
- This means **conductive resistance is dangerously high** in some circuits — likely due to:
- Loose or corroded wire connections
- Undersized wiring (e.g., 14 AWG instead of 12 AWG for 20A circuits)
- Overloaded circuits or shared neutrals

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#### ✅ **4. IR Thermography Shows Hotspots on Breaker Panel**
- This is a **red flag**. Hot spots indicate:
- **Loose connections**
- **Overloaded circuits**
- **Failing breakers**
- Possibly **arcing or overheating bus bars**
- These are **fire hazards** and should be addressed immediately.

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#### ✅ **5. Lights with Two-Way Switches No Longer Work**
- Likely tied to **shared neutral faults**, **open circuits**, or **improper switching logic** due to degraded wiring or miswiring from prior repairs.

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#### ✅ **6. Outlets Farther from Panel Don’t Trip — Those Near Panel Do**
- This pattern suggests:
- **The main issue lies near the panel itself**, possibly in the panel’s bus bar or grounding system.
- The outlets farther away may be on different circuits or have better surge suppression, protecting them from tripping — but **not necessarily from damage**.

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### ⚠️ **Summary of Root Cause:**
> **This home has a serious electrical infrastructure problem involving high-resistance connections, voltage instability, and potential overloading of the electrical panel. These conditions pose a fire risk, threaten sensitive electronics (like lithium battery chargers and EV charging stations), and may violate local BC building codes.**

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### 🏡 **Part 2: Home Inspection Implications & Real Estate Concerns**

You're absolutely right to be concerned about the implications for home buyers, especially when there was a **"subject to a satisfactory inspection"** clause.

#### 🛠️ **Could the Home Inspector Have Missed This?**
Yes — and here’s why:

- Most **standard home inspections** do **not include**:
- **Load testing** of circuits
- **Voltage drop analysis**
- **Impedance measurements**
- **Infrared thermography**
- **Power quality analysis**
- Inspectors typically use basic tools (socket testers, visual checks, maybe a thermal camera). They don’t plug in vacuums or hair dryers to test for voltage drops.

> So while it’s possible the inspector missed something, they may not have been equipped or trained to catch these deeper electrical anomalies.

#### 💰 **Can the Buyer Get Their Deposit Back?**
It depends on:

1. **The wording of the inspection clause**
- If the inspection report didn't uncover these issues, and the buyer is now facing **major electrical safety concerns**, they may have grounds to invoke the clause and request release from the contract.

2. **Whether the seller knew or should have known**
- Evidence of recurring tripping, flickering lights, or hot panels could imply the seller was aware or should have disclosed.

3. **Local real estate laws in BC**
- In British Columbia, deposits held in trust by a real estate brokerage **can be released or refunded** if both parties agree, or if a dispute resolution process (such as arbitration through the Real Estate Council of BC) determines it appropriate.

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### ⚡ **Part 3: Is There Any Danger — Especially With EV Charging?**

Absolutely — and this is critical.

#### ⚠️ Risks Include:
- **Fire hazard** due to overheating wires or loose connections.
- **Damage to EV chargers** and vehicles, especially if plugged in during voltage fluctuations.
- **Risk of electric shock** due to unstable ground/neutral conditions.
- **Potential code violations** (especially regarding GFCI protection and grounding integrity).

> **If EV charging is being done on this system, stop until a licensed electrical contractor fully investigates and repairs the system.**

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### 📝 Final Thoughts & Recommendations:

- This house requires a **full electrical re-evaluation by a licensed electrician** using professional-grade diagnostic tools.
- Consider hiring someone who specializes in **power quality analysis**, **infrared thermography**, and **load testing** — not just a general contractor.
- Buyers should consult with their real estate agent and possibly a lawyer to explore options for **deposit refund or renegotiation**.
- Sellers should consider fixing these issues before resale — otherwise, they risk legal exposure and reduced marketability.

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If you’re in Vancouver or BC and need expert diagnostics and repair services, Rob's Worldwide Stairlift Repairs also offers **specialized electrical troubleshooting** for mobility devices and residential systems alike.

📞 Text Rob’s team today: **604-512-9567**

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