Homeowners Insurance and Knob-and-Tube Wiring...
jerry_in_oc_md
18 years ago
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HomeMaker
18 years agojoed
18 years agoRelated Discussions
insurance question
Comments (13)It seems like everyone's experience with this issue is different. My agent used to work for State Farm. He had to come over and take a picture to ensure that we had 100 amp service. He stated that it's not the K&T wiring that's the danger, it's that a lot of old houses have 50 amp or even lower service from the street which can lead to big problems. My agent started his own independent agency and he's switching my insurance companies. The new one needed a picture of the electrical box, too, to ensure that it was 100 amp service and that it was not overloaded. K&T wouldn't have been a problem, but probably would have increased my premium. The house was built in 1910 but all new electric. My agent stated that if the insurance companies, especially up here in the north, stopped writing policies for homes with K&T, they'd be out of business. It may be different in areas without a lot of housing, but it's very true - almost every house built before the war, and some after, have K&T and the vast majority of housing stock in this area (Cleveland) was built before that, and most electrical has not been replaced. He did state that the problem is that the service from the street isn't upgraded so people are trying to run all of today's appliances and electronics off of a 30 or 50 amp service. If you do have K&T wiring, and the insurance company isn't aware, you need to tell them. If something happens, they can deny your coverage. Even if something happens that wasn't related to wiring, if they see that you neglected to tell them that you had K&T, it could be grounds for canceling the policy. It all depends on how the policy is written, how it is applied, etc. Lots of issues there. At least up here, State Farm is excellent about covering older homes. Also, you are right on your assumption about not calling and asking "hypothetical" questions. Some agents are required by their employers to report any such questions to the insurance company. It's kind of shady, if you ask me!...See MoreInsuring a house during renovation
Comments (2)The reply from the insurance company will probably depend on the experience of the local agent. If they haven't seen it done they may think they can't write a policy. I may be simplifying things a little, but I don't know why you can't just get a normal insurance policy for a 2nd home. Is it not possible/legal to occupy the house, or are you just waiting? If its all right to occupy then its just your 2nd home, which is a very common situation. If you just brought a bed over there and stayed one night month you can call it your vacation home. Bruce...See MoreDIY, Inspections, and Insurance? (Panel upgrade & wiring in gen.)
Comments (6)It really depends on your city and insurer. In our East Bay city, homeowners can do the work themselves, but it doesn't change the need for permits. I don't think our insurance cares as long as the work is permitted (and they're pretty laid back about the remaining k&t in the house, too). There's a minimum fee on every permit pulled so it's far, far less costly to put everything on a single permit---but then you're stuck with needing to finish the work in six months. (They limit the number of inspections you get at each point, probably to prevent people from calling for separate inspections for every little thing---you pay extra if you need more.) We pulled a permit for the service upgrade and new panel (you don't have a choice on this assuming you're getting new service from the street--PG&E requires that your city send documentation of the finaled permit before they will connect you), but not for small changes to outlets that were done over time. We have always used a licensed electrician and kept records of the contracts, though, and made sure any changes were to code. You'd really need to call your insurer and ask specifically what policies they have, though. If you really want to do the work yourself, I'd say pull the permit and just plan to get it done within your city's timeframe, so that you're covered---both for insurance and if/when you sell the house. (Also, for whatever it's worth, the quote you got sounds pretty reasonable for the Bay Area!)...See MoreKnob and Tube � are these ganged fuses or fused neutrals?
Comments (4)The last guy couldn't figure it out either, that's why there's a subpanel - he left the old service in place because he was confused to heck. Find the smallest-value fuses you can. Replace all of them with that. 12.5A isn't a normal common value anymore, so I'm going to bet that one is the oldest. You should probably try to find more 12.5's and use them in all of the spaces. The problem you're going to find with your incremental replacement is that all of those circuits are going to tie into each other in ways that make no sense to you. A 'hot' wire is going to go up in the wall in one room but the neutral to the same circuit is going to be going the opposite direction in a totally different room. You're going to run a new circuit to one room and when you're pretty sure you're done with all of the k&t wire that goes to the old circuit you're very sure you followed, you're going to unhook that wire and three things you thought were completely unrelated are going to stop working. Been there. Done that. I enjoy the challenge, because this is a bit of a hobby to me - and the history of it is as interesting to me as the work, but if you're a "normal" person with a real life... I feel for you....See MoreHomeMaker
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