So....I'm in escrow on an 1896 Eastlake Victorian that appears to have some electrical issues, but the seller agreed to my counter-counter-offer "as is." It's an estate sale, and apparently no one has lived there since at least 2006. The home inspector I used has a reputation of being thorough to the point of scaring buyers away, and the inspection had a lot of red "SC's" on it (for "safety concern"), mostly related to what looks like some DIY wiring (or unfinished work?). Here are his comments on the wiring below. Just how outdated is this? What do I need to fix right away? I am on a budget after putting 25% down...
"125 amp panel with a 100 amp main breaker. Copper branch circuit wires appear serviceable. Aluminum (220 volt OK).
-Panel has only (2) 20 amp 110 volt circuits and (1) 40 amp 220 volt circuit. It has room for more circuits, but as it is it is very minimal...considering the size of the house, the number of lights and fixtures, and the unusual subpanel upstairs.
-Many open splices in the attic as well as under the raised floor area of unfinished north bedroom.
-SUBPANEL NOTES: At the very least, bare equipment ground wires and white wires should not be on the same lugs. The second subpanel does not have any breakers on it. VERY UNUSUAL.
-Open junction boxes in the crawlspace, as well as splices not contained in junction boxes throughout the house.
-Several areas have hot wires with just wire nuts on the ends, including just above the shower.
-Some of the 3-prong outlets do not have a ground.
-West side utility room has the only GFCI outlet in the house, and it failed testing.
-Knob & tube wiring viewed at back of attic. There may also be hidden knob & tube wiring in the walls, which should not have more than 15 amps on it."
And here is what the seller had to say about the electrical systems in the disclosure I just received (she is the daughter-in-law of the deceased owner, and lives in a different state)...
"Parker Electric replaced the electrical panel box and circuit breakers on the left side exterior of the house in 2011. They turned off power to the shed. They recommended further electrical upgrades in the house and shed."
So...How bad does this sound? I'm getting a quote from an electrician this week, but I'm wondering which of the above sounds the worst, and what I can put off...? Thanks for any help!!