breaker box

I bought a house the other day and it had a houseinspection and the inspection failed because it needs a new breaker box( 100 amp) The job need to be done by a certified electician. I got 2 prices from 2 diffrent electicain. One wants 650 the other one 900. prices are for work and the box. My question is how much is common to pay for this kind of job. I'm sure some of you have had to do the same. The house is located in North East Ohio.

Edited: 06/26/2010 at 08:00AM

Harrison Painter

· Indianapolis, Indiana

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Icon_minipost Apr 21 '09, 08:09 PM

I am not sure if I should say this out loud, but I know a lot of guys that will install the box themselves, then just pay a certified electrician to come out and certify it. This keeps the cost down.

Keep networking, and remember, EVERYTHING is negotiable!!!

- Harrison

Edited: 06/26/2010 at 08:00AM

NC Mark

Real Estate Investor · North Carolina

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Icon_minipost Apr 21 '09, 09:19 PM

So get two more estimates and you will have a general range of what electricians in your area charge. If your strategy is buying older houses they will most all need electrical upgrades to meet code.

Keep in mind you will need a good electrician on your team. Treat him fairly and don't try to starve him -- if he thinks you're a serious landlord he will want your repeat business.

Also, when his crew is working take one or another aside and ask if they work on the side, most do, but not all are competent.

But always remember where the liability finger will point if your tenant is seriously injured; it's one thing if a toilet overflows, but if someone on your watch is hurt badly YOU will be considered guilty until you can prove your innocence.

Welcome to the litigious side of REI.

Edited: 06/26/2010 at 08:00AM by NC Mark

J Scott

Real Estate Investor · Atlanta, Georgia

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Icon_minipost Apr 21 '09, 10:13 PM

In my experience, both of those estimates are pretty reasonable. Depending on specifically what needs to be done, materials will range from $200-500 for the box, the new breakers, GFCI receptacles, etc. (if you have to get it permitted, there may be other things necessary to bring the electrical up to code).

The labor will be about 4-10 hours, again depending on the complexity and what exactly needs to be done. A typical electrician will charge $90-150/hour, so that's another $400-$1500.

So, depending on your situation, I wouldn't be surprised at anything in the $600-2000 range.

Oh, and unless you've done some electrical work before, DON'T start your electrical career by trying to replace a box...it could easily end your career.

Edited: 06/26/2010 at 08:00AM

Harrison Painter

· Indianapolis, Indiana

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Icon_minipost Apr 21 '09, 10:46 PM

Yes, let me clarify that statement!

If you do not know what you are doing, or you do not have someone with experience on your team, just pay the money to get it done safely!

My statement was based on a few people I know that were electricians by trade at one point in their careers, but are not officially certified.

I do not want to see anybody getting hurt out there!

- Harrison

Edited: 06/26/2010 at 08:00AM

Bjarne Royland

Real Estate Investor · ohio

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Icon_minipost Apr 22 '09, 12:59 AM

Thank you for all the inputs. I just made an appointment for the guy that want 650.

Edited: 06/26/2010 at 08:00AM

Eric Wang

Real Estate Investor · San Jose, California

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Icon_minipost Apr 22 '09, 01:36 AM

Originally posted by Bjarne Royland

Thank you for all the inputs. I just made an appointment for the guy that want 650.

Make sure you watch and learn. Next time around, you can do it yourself.

Edited: 06/26/2010 at 08:00AM