Heat pump HVAC, heat pump water heaters, induction cooking and EV chargers are popular upgrades in California. Each adds electrical load. In an older home with a 100 amp service, that can be a constraint.
What the inspection tells you
The inspector reports the service size, the panel brand and condition, available breaker spaces and any problems. They don’t calculate load, but the report gives an electrician a starting point.
Ask an electrician
If electrification is in your plans, get an electrician to do a load calculation before or during escrow. Options include:
- Upgrading the service to 200 amps, which may require utility work.
- Load management devices and smart panels that share capacity between circuits.
- Lower-power equipment, such as 120-volt heat pump water heaters and EV chargers set to lower amperage.
Panels that need replacement anyway
If the house has a Federal Pacific or Zinsco panel, replacement is likely regardless, and it is a natural time to plan for future loads. See the electrical guide.
Permits
Panel upgrades, EV chargers and heat pump installations require permits. Ask sellers for permits on any recent electrical work.