Working as a Chagrin Falls Home Inspector, knob-and-tube (K&T) wiring is something I see in many homes built up until the 1950s. If you’ve been working in Ohio Real Estate long enough, no doubt you’ve come across this outdated electrical conductor system. The internet has no shortage of information on K&T , and chances are you already are well-versed in the subject. With that in mind, I will only briefly discuss what K&T is, and instead focus more on how to practically address the issue once it’s been discovered during a home inspection.
As the name suggests, a K&T system uses ceramic knobs to fasten electrical conductors to framing members while using ceramic tubes to allow these wires to safely pass through studs and joists. While modern conductor sheathing contains the hot (black), neutral (white) and ground (green) wires, K&T is an ungrounded system with the hot and neutral wires sheathed separately. To read more about K&T wiring visit Carson and Dunlop’s page here.
So, what should be done when K&T is discovered during a home inspection? The first thing is to not be alarmed. While it’s certainly not ideal, a good home inspector knows that the presence of K&T is not a necessarily a deal killer. It is, however, something that needs to be evaluated and addressed properly. Condition of the wires themselves is extremely important. If there are signs of physical damage or exposed wires, full evaluation by a licensed electrician should not only be recommend – it is highly advisable. While there are very real risks involved with K&T, if the system is in good repair and exposed to air (not buried in insulation as seen in many attics) there is technically no disadvantage to a K&T system. While removing and replacing K&T with modern conductors is always the preferred course of action, there are other ways to approach the discovery of K&T that is in good repair.
The best piece of advice you can give a client considering making an offer on a home that has K&T is to immediately contact their home insurance company to inform them of the discovery. Many insurance companies are not willing to offer insurance on a home that contains K&T. Nothing would be worse than getting to the closing table only to find out the client has been denied insurance. If your client decides to purchase a home with K&T wiring, annual inspections are recommended.
Advising your client is key, and of course, partnering with the right home inspector is a very important. At Green Leaf, we take a client-first approach and will always take the time to explain complex issues – like the discovery of K&T wiring. As a home inspector it’s important to understand that you not only have to be analytical and thorough, but that you’re also working in the service industry. As we continue to grow our business, networking with local Realtors is a primary focus. If you’d like more information about Green Leaf, please call Eric Swiatek, Inspector and Managing Member at (330) 687-4284 or use our contact form.
