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Rental Property Electrical Inspections
An inspection list is a to-do list with a deadline attached. Finding a fault is measurement work. Guessing at it is how people replace parts that were never the problem.
Rental Property Electrical Inspections in O’Fallon and across St. Charles, St. Louis, Lincoln and Warren counties.
No dispatcher and no commissioned salesman. Seventeen years in the trade, four of them on his own.
5.0 from 94 Google reviews · BBB A+ since 2022
What this work actually involves
You get told what the reading was and what it means, including when the honest answer is a small repair.
First the reading, then the explanation, then the repair scoped to what was actually found. If that turns out smaller than the job you called about, that is what you are charged for.
Work needing a permit gets one and work needing an inspection is left ready for it. There is no handoff between whoever quotes and whoever fixes, because they are the same person.
When people call about this
- An inspection report before a closing
- Half the house without power
- Warm cover plates
- A burning smell near a panel or outlet
Why people choose Clint for it
The diagnosis and the repair are the same person’s work, which is why the explanation you get is first-hand rather than relayed.
Five point zero from 94 Google reviews, A+ with the BBB since December 2022, and seventeen years in the trade behind it.
Where this is done
Thirty towns across five jurisdictions, worked out of O’Fallon. The housing stock and the inspection process both change as you move across them.
See the full service area, or the rest of our safety & code work.
What an inspector is actually reading
Grounding and bonding, protection in wet locations, the panel with its cover off, terminations at large loads, and the specific hazards this housing stock produces. That short list is most of any inspection report in this metro.
Working from their written items keeps a correction honest and the re-inspection short. Opinions about what else might be wrong are a separate conversation and get flagged as such.
Inspection lists and closings
An inspection report is a to-do list with a deadline attached. The items get corrected, permitted where the municipality requires it, and re-inspected so the file closes before the closing date.
Requirements differ between St. Charles County and the St. Louis municipalities, which is worth knowing before a date is agreed.
What an inspection covers and what you get
Grounding and bonding, protection in wet locations, panel condition with the cover off, terminations at large loads, device condition, and the specific hazards the housing stock here produces: aluminum branch wiring, knob-and-tube, obsolete panels.
You get a written list with readings, separated into what is a hazard, what is a code item, and what is simply old and working. Buyers, insurers and inspectors all ask for different ones.
Why the diagnosis comes before the quote
A symptom has several possible causes with very different prices, and the only thing that separates them is a measurement. Quoting the expensive one covers the risk; quoting the cheap one and finding the expensive one mid-job is worse.
So the reading happens first, you are told what it says, and then the work is scoped to it. Where the honest answer is the small repair, that is the answer you get, even when the larger job pays better.
What gets left behind when the work is done
A labeled panel, accessible junctions, the old parts if you want to see them, and a straight account of anything found along the way that was not part of the call.
Where something else was found, you get told what it is and whether it needs doing now, later or not at all. That third answer is a real answer and it gets used.
“Clint came out installed me a large 200 amp panel put some new dedicated lines in my basement and garage he did great clean work all inspections passed he was thorough and knowledgeable. I will have him back out again.”
Jason Holtzman · Google review
How the visit goes
- The call
What you are seeing, smelling or hearing, and when it started. Heat and smell move you up the day.
- The measurement
Reproduce the symptom, then divide the circuit until the fault is on one side of the split. Measurement at the panel and at the point of failure.
- The finding
What it was, with the reading. Including when the answer is one loose connection rather than the rewire you were braced for.
- The work
Correction scoped to the finding, permitted and re-inspected where the municipality requires it, and documentation you can hand to an inspector or a buyer.
What the job includes
- Reproducing the symptom before anything is replaced
- Measurement at the panel and at the fault
- A plain-words finding with the number that supports it
- Correction scoped to the finding, nothing bundled
- Permit and re-inspection where a municipality requires it
- Documentation you can hand to an inspector or a buyer
What it does not
- Replacing parts that test sound
- Opinions where a measurement is possible
- Work outside electrical, though we will say who to call
Anything outside electrical, you will be told who to call rather than sold it. There is a gallery of finished jobs, and a form if that is easier than calling.
Related safety & code work
Rental Property Electrical Inspections across the metro
Where the house is changes what the work involves. What an inspector looks at first differs by address here, which shapes the job as much as the house does.
St. Louis County
St. Louis County has the older housing stock, which is where knob-and-tube, cloth wire and fuse-box conversions come from. Inspection requirements vary by municipality, and that variation is half the job.
St. Louis City
Century housing, its own permitting authority, and occupancy inspections that decide a lot of the calls.
Lincoln County
Lincoln County is rural service: longer drops, well pumps and septic loads that city panels never carry, and outages that make backup power a practical purchase rather than a luxury.
Thirty towns across five jurisdictions, all on the service areas page.
Questions worth asking first.
There is a burning smell near my panel. What should I do?
Treat that as urgent. Turn off what you safely can and call. Heat and smell at a panel or outlet are the two symptoms that should never wait for a scheduled visit.
Can you handle the items on my inspection report?
Yes. Send the report. The items get corrected, permitted where the municipality requires it, and re-inspected so the file closes before your closing date.
My lights flicker across the whole house. Is that urgent?
Potentially. A whole-house flicker, especially when a large motor starts, can mean a failing service neutral, which can damage equipment. That gets measured at the panel before anything inside is touched.
How long have you been doing this?
Clint has seventeen years in the trade and has been running his own shop out of O’Fallon since 2022.
What do your reviews say?
5.0 from 94 Google reviews, and A+ accreditation with the BBB held since 2022. The reviews are on the reviews page with links to where each was posted.
Find out which problem you have.
Several causes, very different prices, and only a measurement separates them. Rental Property Electrical Inspections in O’Fallon and across the metro.
Hours are Mon-Thu 8-5, Fri 8-4, Sat 10-3 · or type it out.