old Wiring
By Tim Oglesby, Home Check
America
Recently some of our clients have
reported back that they have had difficulty securing homeowners
insurance for the house they want to purchase because we (correctly)
identified that the house has "knob & tube" wiring. Many insurance
companies consider knob & tube wiring unsafe (or at higher risk),
due primarily to its age. And, as many of you know, mortgage
companies require insurance before closing on a new home, thus, no
insurance = no mortgage = no house! Naturally, real estate agents
have also become very upset with us when we report that the
electrical system was "functional", "serviceable" or in good
condition, only to realize the deal is falling apart because the
insurance is saying it is not. Let's take a look at what all the
fuss is about.
Knob & tube wiring
Knob and tube wiring gets its name
from the way it is installed. There are ceramic tubes when the wires
run through lumber framing, and knobs when the wires run along or
next to lumber framing. The two wires (there is no ground wire) are
separated about four inches apart, one is the black "hot", and the
other is the white "neutral" (although some knob & tube wires are
not different colors). The connections for knob & tube wiring are
open and visible. The wires are spliced and soldered together with
older style fibrous electrical tape around the splices. Knob & tube
wiring was installed in houses up until about 1945, although in
rural areas until about 1950.
Modern wiring
There are three types of modern
wiring; romex, armored cable, and conduit. Most cities and suburbs
now require conduit, but allow small sections of armored cable.
Rural areas in McHenry, Kane, and Lake Counties still allow romex.
Romex is a flexible plastic sheathed bundle of insulated wires,
usually three or four wires (one being a bare ground wire). The
romex bundle is usually white, but recent styles include yellow and
underground romex is usually gray. Armored cable is like romex but
has a metal flexible cover. Conduit is a rigid pipe (metal or
plastic) with wires inside the pipe. Conduit is the most time
consuming and expensive to install. All modern wiring has
connections that are made inside metal junction boxes.
Modern wiring is usually #14 gauge or #12 gauge wires. A #14 gauge
wire is capable of handling up to 15 amps, while #12 gauge can
handle 20 amps of electricity. Knob & tube wiring was usually #12
gauge, although some #14 was used.
So what's the problem?
The problem has little to do with
the original wiring itself; it has to do with how the wires have
been maintained. Most old houses did not have many electrical
outlets. As our electrical needs changed, unsuspecting homeowners
would "add" outlets in the rooms by splicing into the existing old
wires, making improper splices and improper taping. Having completed
over 4000 home inspections in the Chicagoland area, I have seen
first hand many splices wrapped with things like; duct tape, hockey
tape, masking tape, scotch tape, plastic bags, shoe laces, and even
band-aids. Sometimes there is no insulation at all over the splice.
When additional outlets are added, it could cause the fuses (or
breakers) to blow. The unsuspecting homeowner then puts in 25 or 30
amp fuses to "solve" the problem. Allowing 25-30 amps to flow
through these wires causes them to overheat, thus causing the
insulation and copper wire to become brittle. Brittle wire has a
higher risk of arching to something flammable.
What about grounding?
Knob and tube wiring does not have
a ground wire. A ground is necessary if you are plugging in
appliances that have a third prong in the plug. However, if the knob
and tube wiring is limited to bedrooms, living room, dining room,
etc, this is not necessarily a hazard. Plugging in a two prong lamp,
TV, or clock is just as safe as a three prong grounded outlet.
Conclusion
Knob and tube wiring is not
necessarily dangerous. If installed properly, with the insulation in
good condition and not abused with over splicing and connections,
can provide many more years of reliable service. It is wiring that
has been abused that is the potential hazard. On its own, knob &
tube wiring is not inherently a problem. If the knob & tube wiring
in on top of the attic floor, it could be easily nicked or the
insulation could be worn off, causing a safety hazard. If the knob &
tube wiring is in a traveled area, even for "just storage", I
recommend it be protected or replaced.
At Home Check America we believe the insurance companies rejection
of knob & tube wiring is a knee jerk reaction reminiscent of their
immediate reactions to EIFS siding, 60-amp panel boxes, fuse boxes,
radon, and now also with mold. We hope the insurance industry will
realize that this is not a black and white issue (no pun intended),
and that the real issue is the condition of the wiring not the type.
About the Author
In 1984 Tim Oglesby unknowingly
bought a home with significant defects. In 1994 he began Home Check
America to assist new homeowners in NE Illinois. With a degree in
business and masters in management, Tim was trained as a home
inspector with Carson & Dunlop Engineering, was a general contractor
for eight years, and is a licensed home inspector and real estate
broker. He is a sought after public speaker and author on issues
important to property management and home inspections.
Contact:
www.homecheckamerica.com or call toll free
1-866-245-4663. Home Check America is responsible
for the content of its articles and has no
affiliation with the RE/MAX organization.
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