Texas Option-Period Quotes & Pre-Closing Repairs · Austin Realtors, Buyers & Sellers
Turn a 40-page inspection report into exact written numbers — fast.
When your Texas 5-to-10-day Option Period clock is ticking and a TREC home inspection flags a Federal Pacific or Zinsco panel, aluminum branch wiring, double-tapped breakers, missing GFCIs, or unbonded grounding, guessing at repair credits costs buyers and sellers thousands. DC Electric delivers clear, itemized flat-rate written quotes and permitted pre-closing repairs signed under TECL #38552.
Fast option-period scheduling Itemized line-by-line quotes Signed TECL #38552 closeout docs
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Angi Service Award Winner — 2018–2025
5.0 on Google · 491 reviews
Tesla, Eaton & SPAN Certified Installers
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Built for the Speed of Texas Real Estate Option Periods
No vague ballpark ranges — line-by-line pricing tied directly to your TREC Electrical Section.
During an Austin option period, buyers need real contractor numbers to negotiate a fair seller repair amendment or closing credit — and listing sellers need a licensed Texas Electrical Contractor (TECL #38552) who shows up on time, fixes only what actually needs fixing without blowing up the deal, and hands over clean paid receipts before closing.
Our licensed electrician reviews Section II (Electrical Systems) of your TREC inspection report alongside a live on-site check, separating true safety/underwriting requirements (like an FPE Stab-Lok panel or bonded subpanel neutral) from minor cosmetic items so everyone at the closing table has indisputable facts.
What’s Included With DC Electric
- Deficiency #1 — High-Failure / Insurability-Blocking Panels: Federal Pacific (FPE), Zinsco, GTE-Sylvania, Challenger & rusted exterior meter-mains
- Deficiency #2 — Panel Bus & Grounding Violations: Double-lugged neutrals, double-tapped breakers, missing main bonding jumpers, bonded subpanels, and missing dual ground rods
- Deficiency #3 — Legacy Branch Wiring: 1965–1974 solid aluminum wiring (AlumiConn remediation), open attic junction splices, and ungrounded 3-prong outlets
- Deficiency #4 — Life-Safety Devices: Non-tripping kitchen/bath/garage/exterior GFCIs, missing hydro-tub disconnects, and expired >10-year smoke/CO detectors
Why Austin Realtors & Home Buyers Bookmark DC Electric
Permits pulled when required, insurance letters satisfied, and zero last-minute walk-through drama.
Nothing derails a final buyer walk-through faster than discovering the seller hired an unlicensed handyman to fix TREC electrical items — which violates Texas TREC repair amendment language requiring licensed trade contractors and leaves insurance underwriters rejecting the policy bind.
Every repair we perform for a home sale is executed by uniformed, licensed DC Electric electricians (TECL #38552), documented with clear completion notes and photos when requested, and backed by our 5-year workmanship warranty (10-year workmanship warranty on electrical panels).
What’s Included With DC Electric
- 24/7 phone and online booking so buyers and buyer agents can lock in an option-period slot immediately over a weekend contract execution
- Clear distinction between same-day non-permit repairs (GFCI/smoke/double-tap/subpanel bond corrections) vs. utility-coordinated 200A panel swaps
- Post-closing buyer upgrades seamlessly planned at the same visit (Tesla/EV charger, recessed LED layouts, SPAN Smart Panel, Lutron dimmers)
- Trusted across Central Austin (78703, 78704, 78756, 78757, 78731), Westlake, Lakeway, Bee Cave, Round Rock, Cedar Park & Georgetown
Verified Dispatch Log · Greater Austin
Recent residential work completed near Greater Austin
Anonymized completed job records synced from our ServiceTitan dispatch log (429+ Greater Austin residential projects completed over the last 6 months, including 429 in Greater Austin). Customer names and street addresses are omitted for homeowner privacy.
429 Local JobsVerified · TECL #38552
200-Amp Panel & Austin Energy Meter Base Upgrade
Dedicated Circuit, GFCI/AFCI Protection & Smart Switch Install
Dedicated 240V Hot Tub, Spa / Sauna & GFCI Disconnect Wiring
Need similar electrical work in Greater Austin? Book online 24/7 for an exact written price before work begins.
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Common Questions
Answers about home inspection & option-period repairs in Austin
Can you give a quote just from our PDF home inspection report without visiting the house?
You are always welcome to email your TREC Electrical pages to [email protected] right after booking so our lead technician arrives pre-briefed on every flagged item. Because inspection photos rarely show wire run lengths, attic access, utility meter location, or how many circuits are aluminum vs. copper, a quick on-site visit while the house is accessible during your Option Period produces an exact, guaranteed written flat-rate quote you can take straight to negotiations.
Does Texas TREC repair amendment language require a licensed electrical contractor (TECL)?
Yes — standard TREC contract repair amendments specify that treatments and repairs must be performed by persons who are licensed to provide such treatments or repairs when required by law, with transferable receipts provided prior to closing. In Texas, electrical contracting requires an active TDLR Electrical Contractor License (DC Electric, Inc. holds TECL #38552).
How fast can pre-closing electrical repairs be completed before a closing date?
Most punch-list inspection repairs (double-tapped breakers, subpanel neutral/ground separation, GFCI upgrades, ground rods, open attic junction boxes, and interconnected 10-year smoke/CO detectors) are completed in a single half-day visit. Full 200A panel replacements depend on utility disconnect scheduling with Austin Energy, Oncor, or PEC — call us as early before closing as possible so we secure utility dates immediately.
We are buying a house and want an inspection quote PLUS a quote to add recessed lights and an EV charger after closing — can we do both in one visit?
Absolutely — buyers love doing that! We write two separate, clean documents from the same visit: (1) an official TREC Inspection Deficiency Quote containing *only* the flagged repair items for your seller credit negotiation, and (2) a separate Post-Closing Homeowner Upgrade Quote for your EV charger, recessed lighting, or smart switches.
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In Our Neighbors’ Words · Greater Austin
We treat every home like our own. Here’s what neighbors say about DC Electric.
Being invited into your home is a privilege we never take for granted. Every story below comes straight from a Greater Austin homeowner we’ve served — with the work we did and the DC Electric crew who showed up.
5.0 ★ · 491 Verified Google Reviews
⚡ 200A Panel Replacement & Austin Energy Permit · Austin, TX
“The DC Electric team was phenomenal! They came out and replaced a tricky inset panel in one day. Rodney, Anthony, Andrew, Rico were professional, quick, and filled us with confidence that they could get the job done. They worked with Austin Energy to get permits approved and finish the inspection in record time. We are beyond impressed with their excellent work! This was no easy job.”
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Helen Siegel
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Juan Villa
“Nick came out for the quote — kind and thorough, and helped me think through all the work. Install day was flawless: the crew put in a car charger, 16 can lights, and two new circuits, and insisted on making it perfect. They are not the cheapest electricians in town, but you absolutely get what you pay for.”
Crew: Nick & Install Crew
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Margaret McKinney
“I purchased a 1951 home with multiple electrical issues on the inspection. Every deficiency was addressed — and they told me which components did not need updating. A storm rolled in while I was away and the techs closed all my windows. I came home to a dry house.”
Crew: Master Diagnostic Crew
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Joe Sims
“I needed to replace my panel, and add outlets to the bathroom and garage. Pete was helpful in getting my estimate. Max and Rico did a great job with the installation. Everyone was very friendly. The pricing was straightforward and fair. They had me scheduled fairly quickly and finished the job quickly.”
Crew: Pete, Max & Rico
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Linda Ball
“They showed up right on time and worked nonstop in the heat, provided a generator so we had power while they worked, answered every question, explained everything, and cleaned up before leaving. I’ll definitely use them again.”
Crew: Master Service Upgrade Crew
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Patrick Caldwell
“Big thank you to Rodney, Max and Pete from DC Electric who helped us install new recessed lights in our kitchen. They were on time, super helpful working out what would work best, did a good quality install and clean up and were very friendly and easy to work with. Will definitely use again!”
Crew: Rodney, Max & Pete
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Claire Moore
“We got multiple bids to restore power to our garage unit, and the team at DC were the easy choice. Scheduling was easy, communication was consistent, and most importantly, they took care of everything thoroughly — complete on time, with no surprises.”
Crew: Diagnostic & Repair Crew
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Christopher Brookover
“Fast, efficient, clean, and extremely knowledgeable about the hardware and setup. Ed and the crew walked me through the whole system and I’ve spent hours playing with my new SPAN setup!”
Crew: Ed & SPAN Certified Crew
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Carly Hustvedt
“Andrew and Jonathan did an amazing job installing our EV charger. They walked us through the setup, stayed true to the quote, and left the garage cleaner than they found it.”
Crew: Andrew & Jonathan
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Acer Pahukoa
“Rico, Rodney and Nathan were professionals with my charger install. Explained every step of the process to me, informed me of every step during the install, and walked me through final install and operation. Left a clean work space, and their final work looked very clean. Highly recommend!”
Crew: Rico, Rodney & Nathan
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Home Inspection & Option-Period Repairs in Austin, priced clearly before work begins.
Book online 24/7 or call 512.954.4782. A licensed DC Electric electrician evaluates your home in person, walks through options in plain English, and gives you one exact flat-rate written price.