Knob and Tube Wiring

[Nicholas Lambert]

I have my first duplex under contract and just completed the home inspection. We discovered active knob & tube wiring as well as ungrounded 2-prong & 3-prong outlets in use. The electrical system (wiring, fixtures, outlets, switches) in the home is outdated due to the old age of the property, and definitely needs to be updated to current standards. As I am unfamiliar with this situation, and have a few days to sign the purchase & sale agreement, would it be wise to put the k&t wiring as a contingency in the contract? Or could it be a deal breaker (considering this is an off-market deal in which I am already getting a discount). I am considering not putting it into the contract as not to disgruntle the seller, and deal with the wiring myself after closing. Could this effect my insurance and/or financing if they see k&t in the report??

[Mike McCarthy]

@Nicholas Lambert I always replace K&T in any house I acquire. It’s a worthwhile improvement, plus it definitely adds some safety. While K&T is not inherently unsafe (it’s been working reliably in that house for 80 years), if your tenant is not careful and start using space heaters or ACs, and not paying attention to breakers tripping, it can become a safety hazard.

For me, it’s worth the $6-8K to replace and upgrade. Plus, who wants to trip breakers every time they use a blow dryer or microwave.

For your contract, I would consider getting an estimate from an electrician, then maybe offering to split the cost with the seller. I’m sure you knew it was an older house when you made your offer, but you didn’t expect an $8K electrical cost.