Insuring Homes With Knob And Tube Wiring

Knob-and-tube wiring is an older method of electrical wiring used in homes in the late 19th century to the mid-20th century. It is characterised by ceramic or porcelain knobs and tubes affixed to the frame of the house, with wires running through the tubes. This type of wiring poses safety risks and is considered a fire hazard by insurance companies, making it difficult to insure homes that have not been rewired.

Home insurance companies often turn down homes with knob-and-tube wiring or charge higher premiums due to the increased risk of fire and electrocution. However, some providers may still offer coverage, especially if a licensed electrician has inspected the wiring and deemed it safe.

If you own or plan to buy an older home with knob-and-tube wiring, it is essential to understand the challenges of insuring it and the potential safety risks.

The risks of knob and tube wiring

Knob-and-tube wiring is an old electrical wiring system that was commonly used in homes across the United States from the 1880s to the 1940s, with some installations continuing into the 1970s. While the system itself is not inherently dangerous, there are several risks associated with knob-and-tube wiring that homeowners should be aware of:

Age and Overloading

Knob-and-tube wiring was designed to carry a light electrical load and is easily overloaded in modern homes with multiple appliances running simultaneously. Today's homes draw much more electricity than the average home in the 1940s, which did not have modern conveniences like refrigeration and TVs. As a result, knob-and-tube wiring is frequently overloaded, posing a fire hazard.

Lack of Ground Wire

Knob-and-tube wiring lacks a ground wire, making it incompatible with modern three-pronged appliances and devices. This puts electronics at increased risk of damage and increases the risk of shock and fire for the home and its occupants.

Incompatibility with Moisture

Knob-and-tube wiring is not rated for use in moist environments, making it dangerous when used in kitchens, bathrooms, laundry rooms, and outdoors.

Improper Modifications

Knob-and-tube wiring is often modified improperly, especially by amateur handypersons or unlicensed electricians. This can include splicing with modern wiring, connecting to higher-capacity service boxes, or using fuses with amperage too high for the wiring, all of which increase the risk of electrical fire.

Poor Insulation

Knob-and-tube wiring is often insulated with rubber-coated cloth, which is too thin and delicate to provide adequate protection. Additionally, pests like rats and mice may chew through the insulation, exposing the wires. The insulation itself can also break down over time, exposing the wires and increasing the risk of electrical shock and fire.

Contact with Building Insulation

Knob-and-tube wiring was designed to dissipate heat into the surrounding air. However, when covered with modern insulation, the heat becomes trapped, creating a fire hazard. Building insulation can also come into contact with the wiring, leading to serious fire and electrical hazards.

Due to these risks, homeowners with knob-and-tube wiring may face higher insurance premiums or may be refused coverage altogether. It is essential to have a qualified electrician inspect knob-and-tube wiring to ensure it is safe and meets local safety codes.

How to find the right insurance provider

Knob-and-tube wiring is an older method of electrical wiring, commonly installed in homes from around 1880 to the 1940s. It is characterised by wires protected by porcelain knobs and insulating tubes that run through holes in the wooden structures of buildings. While knob-and-tube wiring that is properly installed and maintained may not be inherently dangerous, it is considered outdated and can pose safety hazards, especially with modern appliances and increased power usage.

Due to these safety concerns, finding insurance for a home with knob-and-tube wiring can be challenging. Many insurance companies view knob-and-tube wiring as a high risk and may refuse to offer coverage or charge higher premiums. However, some providers may still be willing to insure homes with this type of wiring, especially if a licensed electrician has inspected the system and deemed it safe.

• Get a qualified inspection: Before approaching insurance providers, it is essential to have a licensed electrician inspect your knob-and-tube wiring. They can verify if the system is correctly installed, maintained, and in good condition. Some insurance companies may require an inspection report detailing the wiring's condition before providing coverage.
• Shop around and compare options: Not all insurance providers have the same policies regarding knob-and-tube wiring. While some may outright refuse coverage, others may offer policies with certain conditions or higher premiums. It is worth contacting multiple providers, discussing your specific situation, and comparing the options available to you.
• Consider a specialty insurer: If standard insurance companies are unwilling to provide coverage, you may need to explore specialty insurers or excess and surplus lines underwriters who are willing to take on higher-risk properties. These options may come with higher costs, but they can provide a solution when other providers are unavailable.
• Address safety concerns: To increase your chances of finding insurance coverage, consider taking steps to address the safety concerns associated with knob-and-tube wiring. This could include making necessary repairs, installing ground fault protection (GFCI) and arc fault (AFCI) protection, and removing knob-and-tube wiring from areas prone to water damage, such as kitchens and bathrooms.
• Explore alternative solutions: If you cannot find insurance coverage for your home with knob-and-tube wiring, consider alternative solutions. For example, you may be able to obtain a modified form of insurance, such as an HO-8 policy, or limited coverage from a specialty home insurance company.
• Be transparent: When dealing with insurance providers, it is crucial to be transparent about the presence of knob-and-tube wiring in your home. Failure to disclose this information could result in your policy being invalidated in the event of a claim.

Remember that the availability and cost of insurance for homes with knob-and-tube wiring can vary depending on your location and the specific circumstances of your property. It is always recommended to consult with qualified professionals, such as electricians and insurance brokers, to ensure you are making informed decisions about your home's wiring and insurance coverage.

The cost of replacing knob and tube wiring

Knob-and-tube wiring was commonly installed in homes from around 1880 to the 1940s. While it was an adequate system for its time, it has become outdated and can pose a serious fire hazard. As such, homeowners with knob-and-tube wiring often face difficulties when trying to get insurance for their homes.

The cost of replacing knob-and-tube wiring depends on several factors, including the size of the home, the number of circuits, and wiring accessibility. On average, replacing knob-and-tube wiring costs between $12,000 and $35,000, or $8 to $17 per square foot.

• New electrical panel: $850 to $2,500
• Electrical wiring: $0.10 to $4.00 per linear foot
• Other rewiring materials: junction boxes, wire nuts, staples, wall plates, outlets, switches, and fixtures
• Temporary relocation: Most electricians recommend staying out of the house during rewiring.
• Permits: $200 to $900
• Inspections: $100 to $200
• Repairs: Rewiring typically involves making small holes in walls and ceilings, which can cost $50 to $400 per patch for drywall and $50 to $125 per square foot for lath and plaster.
• Drywall installation: $2 to $6 per square foot
• Plastering: $2 to $10 per square foot for walls and $2.50 to $12.00 per square foot for ceilings
• Dumpster rental: $220 to $780 per week

It's important to hire a licensed electrician to inspect and replace knob-and-tube wiring. They can advise on the best course of action and provide accurate estimates for the replacement cost.

How to maintain knob and tube wiring

Knob-and-tube (K&T) wiring is an outdated electrical wiring system that was commonly used in North America from the late 1800s to the 1940s or 1950s. While K&T wiring is not illegal, it does carry a high risk of electrical shocks and fires. Here are some essential maintenance tips to ensure the safety of your K&T wiring:

• Get a professional inspection: Engage a qualified and licensed electrician to conduct a thorough inspection of your K&T wiring system. They will be able to identify any potential hazards, such as damaged or improperly modified circuits, and recommend necessary safety measures.
• Maintain proper spacing: K&T wiring requires ample space between the wires and surrounding walls to dissipate heat effectively. Ensure that there is no insulation or other materials in close contact with the wiring, as this can lead to overheating and fire hazards.
• Limit the number of appliances: K&T wiring was designed for lower electrical consumption and may not be able to handle the demands of modern appliances. Avoid plugging in too many devices simultaneously, especially those with high power requirements, to reduce the risk of overloading the circuit.
• Replace brittle or cracked wiring: Over time, the insulation on K&T wiring can become brittle and cracked, exposing the live wires. If you notice any signs of deterioration, it is crucial to replace the affected wiring to prevent electrical shocks and fires.
• Upgrade wiring in high-risk areas: K&T wiring should not be used in areas with high moisture levels, such as kitchens, bathrooms, and laundry rooms. These areas have a higher risk of electrical shocks and fires due to the presence of water. Consider prioritising the replacement of K&T wiring in these areas.
• Install Ground Fault Circuit Interrupter (GFCI) outlets: Since K&T wiring lacks a ground wire, installing GFCI outlets can provide additional protection against electrical shocks and short circuits. GFCI outlets include a test button to ensure they are functioning properly and a reset button to turn the power back on if tripped.
• Be cautious with modifications: Any modifications to K&T wiring should be handled by a licensed electrician. Improper alterations or connections can lead to dangerous situations, and only a qualified professional can ensure that any changes are made correctly and safely.

The benefits of replacing knob and tube wiring

Knob and tube wiring, usually abbreviated to K&T, is a form of electrical system that was in common use prior to about 1950. While it is not illegal, it does carry a high risk of shock and fire.

Improved safety

The absence of a ground wire in K&T wiring means there is an increased risk of electrical shocks and fires. Modern wiring systems have three-pronged plugs, whereas K&T wiring only has two. This means that K&T wiring is unable to power some appliances and devices and increases the risk of shock.

Improved energy efficiency

Modern electrical systems are designed to work better with today's appliances, lighting, and electronics. Replacing K&T wiring can help ensure that all electrical components within a home operate optimally without unusual surges. This can also help extend the lifespan of appliances and reduce the need for repairs or premature replacements.

Decreased electricity costs

Modern wiring systems can help reduce energy waste and lower utility bills. With less wasted energy, homeowners can expect a decrease in their monthly electricity bills.

Improved home salability

Upgrading to a modern electrical system can improve the salability of a home. Homes with updated electrical systems are more likely to comply with current building codes, making the sale process smoother. Prospective buyers will also appreciate the added safety and efficiency of an updated electrical system.

Peace of mind

Knowing that your home's electrical system is safe, efficient, and up to code can provide peace of mind and help you avoid potential issues down the road.

Frequently asked questions