Knob & Tube Wiring

by Nick Gromicko, Rob London and Kenton Shepard

Knob-and-tube (K&T) wiring was an early standardized method of electrical wiring in buildings, in common use in North America from about 1880 to the 1940s. The system is considered obsolete and can be a safety hazard, although some of the fear associated with it is undeserved.

InterNACHI inspectors should always disclaim knob-and-tube wiring during their inspections.

Facts About Knob-and-Tube Wiring:

• It is not inherently dangerous. The dangers from this system arise from its age, improper modifications, and situations where building insulation envelops the wires.
• It has no ground wire and thus cannot service any three-pronged appliances.
• While it is considered obsolete, there is no code that requires its complete removal.
• It is treated differently in different jurisdictions. In some areas, it must be removed at all accessible locations, while others merely require that it not be installed in new construction. Inspectors should be sure to know the codes in the jurisdictions in which they operate.
• It is not permitted in any new construction.

How Knob-and-Tube Wiring Works:

K&T wiring consists of insulated copper conductors passing through lumber framing drill-holes via protective porcelain insulating tubes. They are supported along their length by nailed-down porcelain knobs. Where wires enter a wiring device, such as a lamp or switch, or were pulled into a wall, they are protected by flexible cloth or rubber insulation called “loom.”

Advantages of Knob-and-Tube Wiring:

• K&T wiring has a higher ampacity than wiring systems of the same gauge. The reason for this is that the hot and neutral wires are separated from one another, usually by 4 to 6 inches, which allows the wires to readily dissipate heat into free air.
• K&T wires are less likely than Romex cables to be punctured by nails because K&T wires are held away from the framing.
• The porcelain components have an almost unlimited lifespan.
• The original installation of knob-and-tube wiring is often superior to that of modern Romex wiring. K&T wiring installation requires more skill to install than Romex and, for this reason, unskilled people rarely ever installed it.

Problems Associated with K&T Wiring:

• Unsafe modifications are far more common with K&T wiring than they are with Romex and other modern wiring systems. Part of the reason for this is that K&T is so old that more opportunity has existed for improper modifications.
• The insulation that envelopes the wiring is a fire hazard.
• It tends to stretch and sag over time.
• It lacks a grounding conductor. Grounding conductors reduce the chance of electrical fire and damage to sensitive equipment.
• In older systems, wiring is insulated with varnish and fiber materials that are susceptible to deterioration.

Compared with modern wiring insulation, K&T wiring is less resistant to damage.  K&T wiring insulated with cambric and asbestos is not rated for moisture exposure. Older systems contained insulation with additives that may oxidize copper wire. Bending the wires may cause insulation to crack and peel away.

K&T wiring is often spliced with modern wiring incorrectly by amateurs. This is perhaps due to the ease by which K&T wiring is accessed.

Building Insulation:

K&T wiring is designed to dissipate heat into free air, and insulation will disturb this process. Insulation around K&T wires will cause heat to build up, and this creates a fire hazard. The 2008 National Electrical Code (NEC) requires that this wiring system not be covered by insulation. Specifically, it states that this wiring system should not be in…

hollow spaces of walls, ceilings and attics where such spaces are insulated by loose, rolled or foamed-in-place insulating material that envelops the conductors.

Local jurisdictions may or may not adopt the NEC’s requirement. The California Electrical Code, for instance, allows insulation to be in contact with knob-and-tube wiring, provided that certain conditions are met, such as, but not limited to, the following:

• A licensed electrical contractor must certify that the system is safe.
• The certification must be filed with the local building department.
• Accessible areas where insulation covers the wiring must be posted with a warning sign. In some areas, this sign must be in Spanish and English.
• The insulation must be non-combustible and non-conductive.
• Normal requirements for insulation must be met.

Modifications:

When K&T wiring was first introduced, common household electrical appliances were limited to little more than toasters, tea kettles, coffee percolators and

clothes irons. The electrical requirements of mid- to late-20^th century homes

could not have been foreseen during the late 18^th century, a time during which electricity, to many, was seen as a passing fad. Existing K&T systems are notorious for modifications made in an attempt to match the increasing amperage loads required by televisions, refrigerators, and a plethora of other electric appliances. Many of these attempts were made by insufficiently trained handymen, rather than experienced electricians, whose work made the wiring system vulnerable to overloading.

• Many homeowners adapted to the inadequate amperage of K&T wiring by installing fuses with resistances that were too high for the wiring. The result of this modification is that the fuses would not blow as often and the wiring would suffer heat damage due to excessive amperage loads.
• It is not uncommon for inspectors to find connections wrapped with masking tape or Scotch tape instead of electrical tape.

K&T Wiring and Insurance:

Many insurance companies refuse to insure houses that have knob-and-tube wiring due to the risk of fire. Exceptions are sometimes made for houses where an electrical contractor has deemed the system to be safe.

Advice for those with K&T wiring:

• Have the system evaluated by a qualified electrician. Only an expert can confirm that the system was installed and modified correctly.
• Do not run an excessive amount of appliances in the home, as this can cause a fire.
• Where the wiring is brittle or cracked, it should be replaced. Proper maintenance is crucial.
• K&T wiring should not be used in kitchens, bathrooms, laundry rooms or outdoors. Wiring must be grounded in order to be used safely in these locations.
• Rewiring a house can take weeks and cost thousands of dollars, but unsafe wiring can cause fires, complicate estate transactions, and make insurers skittish.
• Homeowners should carefully consider their options before deciding whether to rewire their house.
• The homeowner or an electrician should carefully remove any insulation that is found surrounding K&T wires.
• Prospective home buyers should get an estimate of the cost of replacing K&T wiring. They can use this amount to negotiate a cheaper price for the house.

In summary, knob-and-tube wiring is likely to be a safety hazard due to improper modifications and the addition of building insulation. Inspectors need to be wary of this old system and be prepared to inform their clients about its potential dangers.

Buying a Foreclosure

by Nick Gromicko and Rob London

Purchasing foreclosed homes in desirable areas at below-market values can be a sound investment strategy. Appreciation on their original prices may be tax-free.  Buying foreclosed rental properties can provide positive cash flow, as well as valuable tax deductions. On the other hand, buying a foreclosure involves homework, patience, and a certain amount of luck. For those wishing to get a bargain house through the foreclosure process, it’s best to learn the basics.

Four Ways to Buy a Foreclosed Home

• A presale is when the prospective buyer negotiates with the current owner before the house is foreclosed upon. Presale discounts can be considerable, but communicating and reasoning with the owner isn’t always easy; they might have legal problems, lost their phone service or electricity, or greet you with suspicion, having already been hounded and threatened by creditors. And after time and energy have been invested, the deal can fall through if the owner comes up with the money to repay their debt, or for any number of unexpected reasons. With persistence, however, the seasoned real estate investor can profit from presales. To find out about presales, you can try one of the following avenues:
  • Ask your local county court how to search new notices of default.
  • Find out if the County Recorder has data available online.
  • Look in the “legal notices” section of the newspaper for properties that are coming up for sale at public auction. Take note of the address, the property owner’s name, the tax ID, and whatever other information is contained in the ad.
• A foreclosed home may be sold at a public auction, in which buyers can expect a discount of 10% to 25% of market value. Interested bidders are generally required to show proof of financing, and must have a minimum cash deposit before they are qualified to bid. It might be impossible to gain entry to inspect the interior, too, which makes this type of purchase risky. The local building department may have permit records that can clue you in to the building’s layout and appearance.
• A real estate-owned (REO) sale is a transaction where a foreclosed house is purchased directly from the bank. These properties typically wound up in the bank’s portfolio after failing to sell at auction. REO investments are relatively safe, as there are no tenants to evict or hidden liens and, unlike properties sold at public auction, buyers can usually receive a mortgage to pay for them. And purchasers might even get an unused house; the slow economy has left many builders at the end of their construction-loan periods without finding buyers for the homes, in which case the bank will foreclose on the brand new homes. Unfortunately, REOs are usually offered at near-market prices to recoup the costs of property taxes, maintenance and legal fees. To find REOs, try the following:
  • Check lenders’ websites, as they may have a list of their REOs, along with contact information for the appropriate real estate agent.
  • Call lenders and ask to speak to someone who handles their foreclosures.
  • Check newspapers.
• The Department of Housing and Urban Development has tens of thousands of HUD homes whose previous owners defaulted on federally issued loans. After a period during which local governments gain exclusive buying privileges, they become available to individual buyers who pledge to live in the property. After another 10 days, investors may bid on the property. It’s difficult to make a profit on these houses, as HUD releases them at near-market values.

Tips for Foreclosure Purchases

• Invest time in research and preparation. Those new to the field should spend some time learning the variables of foreclosure investing before making any purchases.
• Budget carefully to prepare for the unexpected. The house may require unforeseen repairs, such as a leaky roof or unstable deck. The price tag of the home itself is often just the first of a series of fees. What if you planned on rental cash flow to cover the mortgage, but you can’t find a tenant?
• Avoid buying a foreclosure sight-unseen. Try to see the house yourself before buying it, or hire someone to evaluate at it in your absence. Distant investors are buying up properties unseen in bulk, and they’re often unpleasantly surprised at how much they’ve been misled.
• Evaluate the neighborhood. If the foreclosure is rife with problems, but it’s in a desirable area with high property resale values, it may still be worth it to make a low offer. An area with several foreclosures or a high crime rate can undermine an otherwise good deal, however.
• Consider how long the house has been vacant. Building damage – and the costs required to make the house livable – generally increases with the time that has lapsed since the last tenant vacated. Pests are a particular issue in houses that have been empty for a long time, and plumbing defects and leaks increase in likelihood in such homes, as well.
• Examine the landscaping. Left unchecked, trees can send their roots into the foundation, and vines can creep into the windows.
• Has the house been professionally inspected by an InterNACHI inspector? Foreclosures can be notorious for damage suffered at the hands of past tenants, through both inadvertent and intentional vandalism and theft.

In summary, there are a number of ways to go about buying a foreclosed home, and buyers should exercise patience, persistence and careful planning before buying foreclosed properties.

Indoor Air Quality – Asthma Relief may be right around the corner!

If there were a way to ensure you are breathing healthy air in your home, wouldn’t you want to know about it?

A Home Air Check™ Professional test will give you a total assessment of the air you breathe every day. It is the only test available to the home market that gives you a cost-effective, comprehensive air quality audit of the chemicals in the air — Volatile Organic Compounds (VOCs) and Mold VOCs (the chemicals emitted from actively growing mold).

Here are some good reasons why you should have your home, or the home you’re about to purchase, tested today:

1. Elevated VOC levels in the home can cause both short-term and long-term health issues. The U.S. Green Building Council’s recommended healthy building level is 500 ng/L. However, data from hundreds of homes measured by homeowners show the median value is 1,200 ng/L, more than twice the recommended level.

2. 20+ million US adults have been diagnosed with asthma, and it is also the most prevalent chronic illness among children. High VOC levels can cause asthma attacks. Therefore, finding high VOC levels and their sources can be helpful to the home buyer and seller.

3. Asthma prevalence and severity continue to rise and are at all-time high levels. At the same time, outdoor air pollution is declining. On average, most people spend about 90% of their time indoors. Therefore, many experts suggest there is a strong association with the increase in asthma illnesses and indoor air quality.

4. Babies, young children, pregnant women, older persons, and people with respiratory or cardiovascular disease can be more vulnerable to indoor air pollution. If your family is made up of any of these groups of people, then an air quality assessment would be wise.

5. Many newer, more energy-efficient homes do not “breathe” correctly. Home Air Check could potentially discover HVAC issues so they can be corrected before the home transaction takes place.

6. Carpeting, vinyl and laminate flooring, cabinets, countertops, and other similar building materials use adhesives that “off-gas” continuously over time, even for years. Many of these materials are manufactured using hazardous chemicals, some that can even cause cancer. Testing for harmful toxins that could be lurking within the framework of the house would be prudent.

7. Soil gas from environmental contamination can seep into the basement similar to radon. Home Air Check can observe this contamination.

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Indoor Air Can Be Hazardous to Your Health

The U.S. Environmental Protection Agency (EPA) has declared that indoor air quality poses a greater health hazard to humans than outdoor air pollution, with pollutant levels averaging two to five times higher, and sometimes 100 times higher, than outside air. The World Health Organization has stated that indoor air pollution is responsible for nearly 3% of the worldwide burden of disease. We spend approximately 90% of our time indoors, much of that time in our homes; therefore, our exposure to air pollutants is significant.

Breathing bad air can cause many health effects, from mildly irritating to extremely serious. Symptoms such as frequent headaches, dizziness, fatigue, nausea, confusion, coughing, wheezing, itchy eyes, nose and throat irritation can be indicators that the quality of air in the home is poor – especially if these symptoms subside once you leave the house. Other more serious health problems that can arise with poor indoor air quality are asthma exacerbation, digestive problems, and damage to the liver, kidneys and central nervous system. Some air contaminants are so harmful that they can even cause cancer. And the source of these harmful air contaminants? Products that we use or are surrounded by every day. Click here to read about the causes of indoor air pollution.

In addition to the presence of health problems from inhalation of mold, serious structural damage can occur if mold is present. Leaky pipes, poorly working or dirty air conditioning and heating systems, and ground water penetration in basements and other damp areas are all potential sources of actively growing mold. Often this mold goes undetected because it’s growing behind drywall or underneath flooring.

If you could perform a simple, inexpensive test that could give you a total assessment of the air you breathe every day, wouldn’t you want to do it? If not for yourself, for your loved ones?

The Home Air Check Difference

Home Air Check Professional is the only test available to the home buyer or homeowner that provides an affordable comprehensive air quality audit of the total number of Volatile Organic Compounds (VOCs) and the total number of Mold Volatile Organic Compounds (MVOCs) with a single air sample. This test, while simple to perform, is based upon sophisticated chemical analysis technology, previously only available to the industrial community. Because of the analysis methods employed, this single test is extremely sensitive and can measure for chemical contaminants in the air within a 2,000 sq. ft. area. It is so sensitive, in fact, that it can even detect mold hidden behind walls or in carpeting.

While the air sample is taken inside the home by home inspector or home service professional, the analysis of the air sample is conducted by the very same air testing laboratory that developed the Home Air Check™ test – Prism Analytical Technologies, Inc. (PATI). For nearly two decades, Prism has been the trusted air quality laboratory source for numerous Fortune 100 and 500 companies. It is from Prism’s experience and expertise that they have been able to design a state-of-the-art indoor air quality test specifically for use in homes.

Call me at 330-815-0013 to schedule your air quality test today.