Should I Buy a home that has all the original knob and tube wiring

⚡Electric⚡

5 hours ago I didn't know what this stuff was. I agreed in principal to buy a house last week and today I had the inspection. The inspector mentioned the knob and tube and had some concerns but only slight. Said it would cost about $10-15k to replace (3000 Sq ft 2 story home).

After researching more, I'm more concerned. Sounds like it would be hard to insure. Even if I didn't have to replace to insure, I fear I'd have to replace to resell it. And from the quotes other people have mentioned, I think $15k would be on the low end.

I'm heavily considering backing out of the sale. Any thoughts?

in centuryhomesby [deleted]

91%

1mo

View all comments

thesweeterpeter

1mo

Depends on the house, and on you.

First, 15k of work doesn't mean 15k below market. This should be taking a lot more off of the sticker price. You should feel like you're getting a deal on the house to assume knob and tube.

You should be able to insure it, but local insurance will have to confirm. You'll likely pay a premium until it's replaced. Greater risk of fire mixing modern appliances and power consumption and knob and tube.

Have you ever been involved in home reno? What's your pain tolerance like?

Changing out knob and tube isn't a small job, or something easy to do yourself. It's a lot of work, it's in every single room of the house, and it's messy. If you've never done reno, it's not an easy one to start on. Electricians, drywallers, painters, finish carpentry, if you're lathe and plaster that's a whole other level. Everyone is in and out of your house for a while.

If you love the house, it can be done. It shouldn't be disqualifying on its own. I've bought houses with knob and tube. The house I'm in had knob and tube, and a swear to god gas lighting still plumbed in some rooms. The gas wasn't operational, but it was a real bitch pulling out of the walls.

But also consider the cost. I've never met a real estate agent who didn't underestimate work by at least double. They are insentivised for you to close. Sure maybe it's 10 to 15k if you do a lot yourself, or maybe just the electrical bill, or if you surface mount all the conduit. But if you want it done right maybe it's 20-30k.

I can't speak to the actual costs where you are, or for your house. But I can say 10-15k sounds like a low ball.

[deleted]

1mo

I appreciate this detailed response.

Adrywellofknowledge

1mo

More like triple. That’s about the size of my house and when I got quotes they were all around $50k. Ended up just doing it myself and then getting it inspected by an electrician.