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Homeowners Insurance and Knob-and-Tube Wiring... clip this post email
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Posted by Jerry_in_OC_MD (My Page) on Tue, Nov 8, 05 at 16:55
We had the home inspection on the 1920 "Dutch Colonial Revival" that
we are in the process of purchasing.
The Inspector had a lot of concerns about the knob and tube wiring in
the house. Some, but not all of the electric is updated. He
recommended that we (or preferably the seller) have the wiring
inspected and safety tested by an licensed electrician before we take
possession of the house.
He mentioned that it might be tough to get a homeowners policy with
the electric in it's current state. Has anyone else had difficulty
getting an insurance policy for their home because of knob-and-tube?
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Posted by homemaker (My Page) on Tue, Nov 8, 05 at 18:11
Here in Ontario, if you have an existing policy, most insurers will
cover a newly purchased home with knob & tube wiring, and give you
30-60 days to disconnect and replace it.
This is a fairly recent change, for a couple of years, it was nigh on
impossible to get insurance for any house with knob & tube unless it
was with a high risk company.
First time home buyers are having more luck these days, but it often
means wearing out your dialing finger. Having an electrical
certificate stating that the wiring is safe and adequate and also
advising what percentage of the wiring is knob & tube may help.
If you have home insurance now, check with your current broker to see
how your company deals with knob & tube issues.
Hope this helps.
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Posted by joed (My Page) on Tue, Nov 8, 05 at 19:00
Here in Ontario I know of at least one person who was forced to
replace their K&T or their insurance would not renew.
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Posted by homemaker (My Page) on Tue, Nov 8, 05 at 21:49
I should have been clearer. Most insurers here will not take on a home
with knob & tube, or keep an existing property with K & T unless it is
disconnected and replaced within 30-60 days.
The only exceptions I know of have been elderly folks who really don't
use much power and tend to have no computers, VCR's, microwaves, and
who live much more simply than those of us with all kinds of fancy
appliances and toys. Electrician's letters advising that the wiring is
safe and adequate for the senior have satisfied many insurance
companies. Makes it tough for those buying the house if it's sold
though.
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Posted by bas157 (My Page) on Tue, Nov 8, 05 at 22:06
When I bought my house, USAA (insurance company) wanted to see the
home inspection report, which pictured some knob and tube wiring. They
wanted it replaced until I showed them better pictures which clearly
show the wiring was just a few pieces and the knobs, obviously hooked
up.
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Posted by HappyCthulhu (My Page) on Wed, Nov 9, 05 at 12:09
We have knob and tube in our 1926 Tudor and never had any problems
with getting insurance.
We use State Farm.
They never asked to see the inspection either.
Knob and tube wireing is usually not a problem as long as it is in
good shape.
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Posted by kennf (My Page) on Wed, Nov 9, 05 at 14:21
Other than insurance, the other problem with K&T is that you aren't
supposed to insulate over it. So if you want to insulate the attic
better than 1920s standards, you may be out of luck.
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Posted by Vermonster (My Page) on Wed, Nov 9, 05 at 14:45
We were unable to get homeowners insurance with knob and tube
energized. Agreed to de-energize circuit and update. Policy is through
Vermont Mutual.
VT
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Posted by sharon_sd (My Page) on Thu, Nov 10, 05 at 6:46
Our (Ontario)insurance company has not asked us to change out the knob
and tube that remains, and their rep has seen it. What they did
require was that we remove the line from our oil tank to the furnace
that ran under the concrete basement floor and replace it with a line
on top of the floor.
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Posted by NancyLouise (My Page) on Thu, Nov 10, 05 at 8:01
We have a 100 year old home. When we recently switched insurance
companies, during the inspection one of the first questions the
inspector asked was if there was any K & T wiring. Luckily there
wasn't. It is a very real safety concern. I believe it may be more
difficult to get insurance because of it. Perhaps you can have monies
taken off the asking price of the home to get the home's wiring up to
code. It can't hurt to ask. NancyLouise
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Posted by Mom1993 (My Page) on Thu, Nov 10, 05 at 15:00
We own a 1920's house, had all original K&T wiring. Amica (who we have
used for 15 years) wouldn't insure the house - Fireman's fund would.
We are replacing almost all of the original electrical...Good luck!
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