What Is Knob-and-Tube Wiring and How Does It Affect Homes in New Hampshire?
- Jim Johnson
- 3 days ago
- 2 min read
🏡 What Is Knob-and-Tube Wiring and How Does It Affect Homes in New Hampshire?
Many older homes in New Hampshire — especially those built before the 1950s — still contain knob-and-tube wiring, an outdated electrical system that can impact insurance, inspections, and resale value.
Here’s what NH buyers and sellers need to know about this older wiring method.
⭐ What Is Knob-and-Tube Wiring?
Knob-and-tube (often called K&T) is an early electrical system used from the late 1800s through the 1940s. It consists of:
✔ Porcelain knobs that secure wires to framing
✔ Porcelain tubes that protect wires through walls and joists
✔ Cloth-insulated copper wiring
While not inherently dangerous, its age and limitations create concerns.
⭐ Why Knob-and-Tube Wiring Matters in NH Real Estate
Knob-and-tube can affect:
✔ Home insurance
✔ Loan approvals
✔ Inspection reports
✔ Renovation plans
✔ Overall property value
Many insurance companies refuse to insure homes with active K&T wiring unless it’s replaced.
⭐ Is Knob-and-Tube Wiring Unsafe?
K&T isn’t automatically unsafe, but common risks include:
✔ Brittle or deteriorated cloth insulation
✔ Overheating from modern electrical loads
✔ DIY modifications over the decades
✔ Lack of grounding
✔ Vulnerability to moisture (especially in NH basements & crawlspaces)
If the system has been altered or damaged, it can become a fire hazard.
⭐ Can You Get a Mortgage on a Home With Knob-and-Tube?
Sometimes — but it depends on:
✔ The lender
✔ The insurance company
✔ Condition of the wiring
✔ Home inspection results
FHA, VA, and USDA loans often require replacement if the wiring is active.
⭐ How Sellers Can Prepare Before Listing
NH sellers may benefit from:
✔ Getting a licensed electrician to evaluate the system
✔ Replacing active knob-and-tube wiring before listing
✔ Providing receipts for electrical upgrades
✔ Offering credits toward electrical updates
Homes with updated electrical systems sell faster and with fewer contingencies.
⭐ How Buyers Should Approach K&T Wiring
Buyers should:
✔ Ask if any active K&T remains
✔ Check for partial updates
✔ Verify insurance coverage before making an offer
✔ Get a detailed electrician’s assessment
✔ Budget for replacement if needed
Full replacement can be expensive but increases long-term safety and value.
⭐ Bottom Line
Knob-and-tube wiring is common in older New Hampshire homes, but it can create challenges with insurance, financing, and inspections. Understanding the condition of the wiring and the costs of replacement helps both buyers and sellers make informed decisions in today’s market.
Jim Johnson — Real Estate Agent
58 NH Route 25A
Wentworth, NH 03282
P: (857) 249-7392
Licensed New Hampshire REALTOR® with Three Hills Real Estate Services
Broker Email: info@ThreeHillsRES.com
Broker Website: www.ThreeHillsRES.com
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