The Electrical Section of a PCR (E2018-24 9.4.7): Service, Panels, Branch Wiring and the Items Lenders Require You to Name

E2018-24 gives each building system an observations paragraph (what the field observer identifies and reports) and an out-of-scope paragraph. This page paraphrases both for the electrical section, lists the deficiencies that recur in published reports, gives the expected useful lives the HUD CNA e-Tool table assigns to the common components (with the Fannie Mae 4099.F value where it differs), and says what lands in Table 1 versus Table 2. It is written for the person writing section 3.4.4 of the report.

What the guide asks the observer to identify

Service size and voltage; the main switchboard or service equipment and its condition; distribution panelboards (brand, condition, cover and breaker condition, visible signs of overheating); branch wiring type where visible; metering arrangement; emergency and standby power; interior, exterior and emergency lighting and exit signs; and reported upgrades. Out of scope: load calculations, infrared scanning, opening equipment beyond dead-front covers with permission, and code-compliance determinations.

What recurs in published reports

• Missing or loose panel cover screws and covers, an immediate item because of exposed energized parts.
• Rust staining on switchboard enclosures and exterior panels with bent or corroded doors.
• Exit signs not illuminated and emergency lights not tested, often already cited in the fire alarm inspection report.
• Panel brands with documented failure histories (agency problematic-materials lists name them) and aluminum branch wiring, both of which Fannie Mae requires identified and photographed.
• Open knockouts, missing breaker fillers, extension cords as permanent wiring in tenant spaces.
• Original service with no upgrade and a tenant mix that has changed use.

Useful lives the reserve table uses

Component	HUD EUL (yrs)	Fannie 4099.F (yrs)	HUD table row
Main service switchboard / panel	50	40	3.4.4.1.1
Distribution panelboard	50	40	3.4.4.2.1
Dry-type step-down transformer	30	not listed	3.2.8.2.3
Interior common-area lighting	25	20	3.4.4.3.3
Emergency lights and exit signs	5	10	3.6.2.6
Tenant meter bank	40	not listed	3.4.4.1.3

Expected useful life is the table value; remaining useful life is the observer's opinion and the report says which basis each line uses. See the reserve table explained and the HUD table.

Table 1 or Table 2

Table 1 carries the safety items: secure or replace covers, replace dark exit signs, correct improper wiring the observer saw. Table 2 carries replacement of service equipment only when age or condition puts it in the period (fifty-year lives usually put it beyond), plus emergency lighting and exit signs as a set on their short cycle, and lighting upgrades where the owner has a program. A brand or wiring type on a lender's list is a description item with a recommendation for evaluation by a qualified specialist and, where replacement is the practical outcome, an allowance with its basis stated. No line in this section should read as a code-compliance determination. See cost categories.

Writing the section

Description first (what the system consists of and the basis for its stated age, with the source), then observations and analysis (what was seen and why it matters), what the point of contact reported, what was not observed and why, then recommendations that point at the table lines. Every statement carries its source. Baseline PCR drafts the section in that order from the field notes, photographs and documents, computes the lines, and leaves the rating, the RUL opinions and the categories for the reviewer to confirm; the sample report shows section 3.4.4 for a 1985 office building. The walkthrough checklist covers the field side.