Did You Know? Potential Fire Risk with Federal Pacific Electric (FPE) Circuit Breaker Panels
Federal Pacific Electric (FPE) Circuit Breaker Panels Pose a Fire Risk - A Layman’s Overview of the Issue and Remediation Resources for a Landlord
Photo of a typical FPE circuit breaker panel
Do you have a Federal Pacific Electric Circuit Breaker Panel at your commercial real estate property? Properties with these panels are at risk of causing electrical fires. Here’s how a landlord can identify them, and what you can do to remediate the issue. (Image Source: User “Repeater-reclaim”, Wikipedia)
What is a circuit breaker’s main function?
A circuit breaker is an electrical safety device designed to protect electrical circuits and connected devices from damage caused by excessive electrical current. Its primary function is to interrupt the flow of electricity in a circuit when it detects an overload or a short circuit. When the current exceeds a predetermined threshold for a sustained period, the circuit breaker trips, breaking the electrical connection and cutting off power to the circuit. This prevents overheating, fires, and damage to electrical equipment.
What is the issue with Federal Pacific Electric circuit breaker panels? What are the risks involved with having an FPE panel in service?
Federal Pacific Electric (FPE) circuit breaker panels are a significant fire concern. FPE panels were installed in millions of American homes between the 1950s and the 1980s. The problem with these panels is that the manufacturer, Federal Pacific Electric, falsified testing data to obtain safety certification. As such, FPE electrical panels and breaker boxes did not meet the strict safety requirements of the National Electrical Code. A test of these circuit breakers found that 1 in 4 breakers failed to trip and prevent electrical overloads, short circuits, or surges, which can lead to overheating of wiring and potentially result in fires or other personal injuries. Estimates suggest that faulty FPE panels are responsible for approximately 2-3% of all residential fires in the United States.
The risks involved with having an FPE panel in service include a significantly increased risk of fires and the potential for injuries or fatalities. Therefore, landlords are strongly advised to replace their FPE electrical panels rather than attempting to test their reliability, as it can be challenging to determine if a specific panel is defective. Replacing the entire panel is considered a safer and more cost-effective solution to ensure the safety of the home and its occupants.
Another risk is that most insurance companies will refuse to insure a property that has FPE circuit breakers installed. Insurance companies aim to manage and minimize risks, but FPE panels have proven to be such a high-risk factor that insuring properties with these panels is deemed financially unsustainable.
How can one identify a Federal Pacific Electric circuit breaker panel?
Locate your electrical panel: Find the main electrical panel and sub panels in your property. This is typically located in a utility room, basement, garage, or a similar area for a main electrical panel. Sub panels can typically be found in closets, hallways, and kitchens of individual units.
Check the panel label: Open the electrical panel cover and look for a label or sticker that provides information about the manufacturer. If your panel is an FPE panel, it should have the words "Federal Pacific Electric," "FPE," or "Federal Pacific" prominently displayed on the label.
Inspect the breakers: Examine the circuit breakers inside the panel. FPE breakers often have a distinctive design with a red or orange faceplate, and they may be labeled "Stab-Lok." The presence of these breakers is a strong indicator that you have an FPE panel.
If you're uncertain about the type of electrical panel in your home or have any concerns about its safety, it's advisable to consult a qualified electrician. A professional electrician can inspect your panel, determine if it's an FPE panel, and provide guidance on whether replacement is necessary to ensure the safety of your electrical system.
What is the process to remediate the issue?
Replacing an FPE (Federal Pacific Electric) circuit breaker panel should be performed by a licensed and experienced electrician. Here's a general process for replacing an FPE panel:
Hire a Licensed Electrician: Start by hiring a qualified and licensed electrician. Electrical work, especially panel replacement, should only be done by professionals to ensure safety and compliance with local electrical codes.
Obtain Necessary Permits: Contact the local building department in San Francisco to obtain the required permits for the panel replacement. Your electrician should assist you with this process, as they are familiar with the permitting requirements in the area.
Disconnect Power: Before beginning any work, the electrician will disconnect power to your property to ensure the safety of the installation process.
Remove the Old FPE Panel: The electrician will safely remove the old FPE panel, including all the breakers and wiring connected to it. This must be done carefully to avoid electrical hazards.
Install the New Panel: The electrician will install a modern, code-compliant panel from a reputable manufacturer. They will also connect all the existing electrical circuits to the new panel.
Update Wiring and Grounding: If necessary, the electrician may update or replace wiring and grounding to ensure they meet current safety and code standards. This is important for the safe operation of the new panel.
Pass Inspection: After the panel replacement is complete, your electrician will schedule an inspection with the local building department to ensure that the work complies with San Francisco's electrical codes and safety regulations. Inspections are typically required before power is reconnected.
Reconnect Power: Once the electrical work passes inspection, your electrician will reconnect power to your home, ensuring that all circuits function correctly and safely.
Update Labels and Documentation: The electrician will label the new panel's circuits and provide you with documentation indicating the layout and function of each circuit for future reference.
Clean-Up and Final Inspection: The electrician will clean up the work area, and a final inspection by the local building department may be required to ensure the work is completed correctly.
It's crucial to choose a reliable, licensed electrician to perform the panel replacement, as this ensures that the work is done safely and that all local codes and regulations are followed. Replacing an FPE panel with a modern, code-compliant panel is an important step in ensuring the safety and reliability of your electrical system.
Sources:
https://www.snappyservices.com/blog/what-are-federal-pacific-electrical-panels
https://www.badmonkeyelectric.com/2022/02/03/what-is-the-cost-to-replace-federal-pacific-electric-panel/
https://pc-homeservices.com/electrical/what-is-an-fpe-electrical-panel-and-why-is-it-dangerous/
https://www.cpsc.gov/Newsroom/News-Releases/1983/Commission-Closes-Investigation-Of-FPE-Circuit-Breakers-And-Provides-Safety-Information-For-Consumers
Follow LL CRE on LinkedIn to Receive the News, Listings, and Guides on Commercial Real Estate
LL CRE provides commercial real estate investment services for the San Francisco Bay Area. Are you looking to sell your property? Want to know the value of your assets in today’s market?
Take advantage of our 60+ years of market knowledge and obtain a free broker opinion of value from us.