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[email protected] July 26th 06 10:02 AM

Is Knob-and-Tube *Always* Dangerous?
 

Joshua Putnam wrote:
Properly installed and maintained K&T is quite safe, though it would
be a good idea to install GFCI outlets (properly labeled "no
equipment ground").

The problem comes if it either wasn't a great installation in the
first place, or if it's been tampered with or damaged.

A good solder joint will last a century or longer, but a bad one can
get worse over time, e.g. corrosion from leftover flux, a cold joint
developing increasing resistance, etc. Depending on the age of the
house, the wiring may have been soldered using irons heated over a
fire, which made cold joints more likely since the iron didn't
maintain a constant temperature.

Many times you'll find amateurish additions to K&T systems, I've seen
Romex twisted on and wrapped in duct tape for added lights or
outlets.

Some homeowners have blown insulation over wiring that was fine in
open air, but gets too hot without air circulation.

My own house was almost entirely K&T when we bought it, mostly on one
breaker (and a Zinsco breaker at that), so the insurance inspection
was more detailed than usual, and the inspector asked about what
appliances were going to be used in which rooms so he could get a
better idea of whether the wiring would be safe as we were using it.



Now that sounds like a real dumb insurance company. I can understand
why insurance companies have issues with K&T and may choose not to
cover homes with it. But any insurance company that has inspectors
running around asking homeowners which appliances they are going to use
where, is surely stupid. Homeowners move appliances around all the
time. Also, someone doing anything from carpet cleaning to a
contractor doing home repairs can plug in various loads. Either the
wiring is safe with the fusing in place or it isn't.







No trouble once it was inspected and approved, but not every
insurance company will accept K&T.

--
is Joshua Putnam
http://www.phred.org/~josh/
Braze your own bicycle frames. See
http://www.phred.org/~josh/build/build.html



[email protected] July 26th 06 12:05 PM

Is Knob-and-Tube *Always* Dangerous?
 
MDT at Paragon Home Inspections, LLC wrote:
As it happens I've just been updating my list of issues that affect
underwriting in Chicago and Suburbs, based on conversations with local
agents. The most common issues a


[SNIP]

Coverage of large areas with ivy or other similar plants (for example,
State Farm).


Very interesting. Said family member also looked at another, quaint
hillside bungalow where some sort of foliage (still haven't identified
the genus and species) grew straight up to the side of the house). I
never thought of insurability when I walked through it, but I told
family member to demand that seller raze the entire hillside before a
sales agreement was even entered into. Man, but was this place cool.
High off the ground, over a two-car circa 1900 garage, in PA coal
country...but all hardwoood, with a new kitchen and bath. Kewl. I
could not tell whether the mold I detected was in the "un-attic-ed"
second floor, due to an old roof (BUT--no leak stains) or whether the
surplus vegetation, and how! was responsible for the moldy smell.


EIFS or Dryvit synthetic stucco over *frame* construction.


Why would this be objectionable? As it happens, the home with the K&T
had unbelievable wide framing, a stone foundation and first floor, all
stucco-ed over. The sills on the leaking windows (and not all windows
were leaking) were wide enough for the fat lady at the opera to sing
on. I'd really appreciate hearing more about this point.


Frame buildings in close proximity to another structure (especially a
problem in Chicago).


Because of the unknown condition of the "proximate" frame home?

Any fused (as oposed to circuit breaker) based systems, even if 100A in
good conditon.

Knob and Tube wiring

For some companies, *any* electrical service less than 100A (or
example, Hartford).


Tell me if I'm stupid for even thinking of this solution. It turns out
that the K&T home is being sold by the elderly owner because she's
remortgaged herself out of existence with a new roof. (Big roof.) She
said she'd "low ball" the sale to my family member IF said family
member allowed her to remain in the home and rent.

But because of the condition of the property, which I spent an hour
walking through yesterday, I thought buying the property for *any*
price was unwise. Family member persisted in wanting it, nevertheless
(location, location, location). I thought, if the seller were so
inclined, family member could 1) take over the home for the exact
amount of the elderly seller/occupant's refi, 2) offer to pay real
estate agent whatever commission he would have received from a
traditional sale at the ax-ing price, and 3) use the TON of bucks she'd
spend on a mortgage to rewire the home, thus getting herself the home,
accommodating an old woman in a time of need, and also compensating a
hard working agent.

Am I living in tinfoil hat dreamland? (Please give me time to adjust
the wire hanger, so I can receive your transmissions.)

Previous claims or inquiries discovered during a CLUE search,
especially for water damage.


I ax-ed real estate agent if seller would have any objection to home
inspector cutting at least a 2' x 2' piece of the soaked drywall under
a leaking window off to see if any K&T is buried in the wall. Agent
said he "didn't understand what I meant." And what is a "CLUE search?"

Everybody, this thread should be required reading. Many opposing
opinions; almost ALL thoughtful and very polite. Makes Usenet
worthwhile.

Tanks a lot!


[email protected] July 26th 06 12:25 PM

Is Knob-and-Tube *Always* Dangerous?
 

wrote:
EIFS or Dryvit synthetic stucco over *frame* construction.


Why would this be objectionable? As it happens, the home with the K&T
had unbelievable wide framing, a stone foundation and first floor, all
stucco-ed over. The sills on the leaking windows (and not all windows
were leaking) were wide enough for the fat lady at the opera to sing
on. I'd really appreciate hearing more about this point.


I think the issue here is there have been lots of problems with certain
types of stucco done over frame construction. The problems stem from
moisture trapped behind the stucco that leads to rapid rotting of the
wood framing. I've seen TV reports of homes that are less than 10
years old that have major damage. And you can't see it until it's too
late. There is a $2Mil+ home directly behind my house that is less
than 15 years old. Right now they have removed all the stucco and are
doing repair work, another victim.

I also was looking at a stucco home being sold recently where one of
the features was that it had an electronic moisture monitoring system
installed behind the stucco. I guess that way at least you know you
are screwed. lol





Frame buildings in close proximity to another structure (especially a
problem in Chicago).


Because of the unknown condition of the "proximate" frame home?


Yes and if one catchs fire, it's a higher risk than if there is
seperation.



Tell me if I'm stupid for even thinking of this solution. It turns out
that the K&T home is being sold by the elderly owner because she's
remortgaged herself out of existence with a new roof. (Big roof.) She
said she'd "low ball" the sale to my family member IF said family
member allowed her to remain in the home and rent.

But because of the condition of the property, which I spent an hour
walking through yesterday, I thought buying the property for *any*
price was unwise. Family member persisted in wanting it, nevertheless
(location, location, location). I thought, if the seller were so
inclined, family member could 1) take over the home for the exact
amount of the elderly seller/occupant's refi, 2) offer to pay real
estate agent whatever commission he would have received from a
traditional sale at the ax-ing price, and 3) use the TON of bucks she'd
spend on a mortgage to rewire the home, thus getting herself the home,
accommodating an old woman in a time of need, and also compensating a
hard working agent.


Why would anyone be stupid enough to sell a house based on a refi
amount as opposed to what it is actually worth? If you had a house
worth $400K, but refinanced an existing mortgage of $200k, would you
sell it for $200K? For the little old lady, a better solution may be a
reverse mortgage, which would allow her to get out of debt and continue
to live there, plus get an income stream.



Am I living in tinfoil hat dreamland? (Please give me time to adjust
the wire hanger, so I can receive your transmissions.)

Previous claims or inquiries discovered during a CLUE search,
especially for water damage.


I ax-ed real estate agent if seller would have any objection to home
inspector cutting at least a 2' x 2' piece of the soaked drywall under
a leaking window off to see if any K&T is buried in the wall.


If I was buying a house with K&T that has obvious maintenance issues,
like this one apparently does, I would have the wiring replaced. What
good is a limited inspection of one area going to do?


[email protected] July 26th 06 12:43 PM

Is Knob-and-Tube *Always* Dangerous?
 
wrote:

I think the issue here is there have been lots of problems with certain
types of stucco done over frame construction. The problems stem from
moisture trapped behind the stucco that leads to rapid rotting of the
wood framing. I've seen TV reports of homes that are less than 10
years old that have major damage. And you can't see it until it's too
late. There is a $2Mil+ home directly behind my house that is less
than 15 years old. Right now they have removed all the stucco and are
doing repair work, another victim.

I also was looking at a stucco home being sold recently where one of
the features was that it had an electronic moisture monitoring system
installed behind the stucco. I guess that way at least you know you
are screwed. lol


Holy Fee-holies. Am I EVER glad I posted here. I just got my
$8.95/month dial-up connection money's worth. See, I thought that
because the stucco was *generally* over an old stone foundation--and
I'm talking "stone" as in Fred FlintSTONE--there wouldn't necessarily
be anything to worry about. But now that you and the Paragon gent
mention it, the unnaturally wide-silled windows that leaked ALL were
set in this stucco, and the mold was tremengious.

Well, at least now I have a full alt.home.repair "inspection." Never
ever ever occurred to me that the asking price was as low as it was
because the frame construction--even if it's 2' x 200', rotted away
over the last two hundred or so years.

THANK Y-O-U.


bowgus July 26th 06 01:10 PM

Is Knob-and-Tube *Always* Dangerous?
 
Knob and tube is not by nature dangerous. The problem comes when adding
outlets to it, or when using it as a clothes line, whatever, to hang
stuff from in the basement :-) I just had my old place rewired to bring
it up to code. Why ... it's now a requirement in order to get insurance
.... and to be honest I feel safer. The existing circuits were probably
at full capacity. I had had a new panel put in, and had put in a few
new circuits to the basement and 1st floor to ease that a bit, but the
time had come to have all the old wiring replaced. And since an
insurance company was involved, a certificate was required ... easier
to just hire an electrician to do the remaining work (in my case) and
to call in the inspector for that certificate.

Get some estimates ... it may not be *that* costly depending on what
all needs doing and the layout.

Having said that, the walls will likely end up with a few full holes
here and there for running the wiring ... and to be patched/painted. If
that's not a problem (diy), not much of an additional expense. Consider
patching/painting in that estimate. I still haven't finished all my
patching ... maybe next winter :-)


trbo20 July 26th 06 02:12 PM

Is Knob-and-Tube *Always* Dangerous?
 

RBM (remove this) wrote:
Never heard of such a thing. All over the NE houses have K&T, and they all
have insurance. AFAIK, the NEC still recognizes K&T, so I can't imagine why
insurance companies would have any problem with it


Three years ago, I was denied by State Farm and USAA, but Liberty
Mutual agreed to cover me with the condition that I get it all replaced
within 6 months. They did not require proof, or a follow-up
inspection. I'm guessing that if the place burned down due to an
electrical failure of any kind, they would simply deny the claim.

If you look at it a differently, Liberty Mutual said "Yeah, sure,
here's your policy. By the way, your electrical system is only covered
for 6 months."

I have since replaced it, but it was a slow process -- my system was
especially bad. Some instances included live wire stretched tightly
under copper pipes (supporting them), a lamp cord hardwired into the
circuit, fraying insulation, insulation that had chaffed off,
overloaded circuits, outlets with grounds that didn't connect, a
ceiling fan hanging by two wood screws and a piece of lath, etc.

When I look back on it, I can't believe the place didn't burst into
flames every morning. The problem with anyhing that's 60 years old is
that people with no idea of what they're doing have had 60 years to
screw with it.


MDT at Paragon Home Inspections, LLC July 26th 06 02:33 PM

Is Knob-and-Tube *Always* Dangerous? Drifted to: CLUE and EIFS
 
CLUE:

http://www.insurance.wa.gov/factshee...ctShtRcdNum=13

EIFS:

http://propex.com/C_f_env_EIFS_pbm.htm

Note that products such as EIFS and Dryvit are NOT the same materials
or application techniques as older "conventional" stucco systems.

The big issue with EIFS and related materials is that they must be
installed EXACTLY according to the manufacturer's instructions, not
later modified incorrectly (for example, the "cable guy" leaves an
unsealed hole), and carefully maintained to prevent subsequent water
intrusion. The widespread problems with these materials reflects that
fact that few homes are built ot maintained at this level of
perfection.

In the last few years newer versions of such products have attempted to
address these problem (fox example, by incorporating a drainage plane),
but IMO we won't know for a decade or more whether these modifications
will solve the problems under "real-world" conditions.

EIFS inspection is a specialized process, and EIFS inspectors are
trained and certified to evaluate specific manufacturer's products.
Evaluating these of these applications is an inspection nightma a
tiny defect (a pencil-lead diameter hole or a hairline crack) can
admit enough water to rot out a large section of wall, and the damage
may not be visible at the exterior surface - the general technique is
to use special moisture-meters to detect water *behind* the synthetic
stucco were damage is apparent, where defects in installation and
maintenance are noted, or in areas where problems are know to occur
frequently.

Michael Thomas
Paragon Home Inspection, LLC
Chicago, IL
mdt@paragoninspectsDOTcom
847-475-5668


Chris Lewis July 26th 06 02:36 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to :
Insurance KNOWS its fire hazard rate is higher,


Some Insurance companies BELIEVE it to be higher. Insurance
companies do all sorts of strange things to avoid what they
_perceive_ to be a risk.

Unmolested K&T used within its limitations (eg: not overloading
it) is no more dangerous than any other kind of wiring, and
is in fact safer than some more recent types.

I'll take a solid K&T installation over 40's/50's romex/BX any day.

and buying a preowned
home its possible others did unsafe changes to the wiring.


As with any other kind of wiring.

Things DONBT last forever and K&T is just another thing.........

solder can and does fail over time


If that were true, the NEC/CEC wouldn't permit soldering.

They _still_ do.

espically if anyone used acid flux when making repairs, its
great for plumbing but unsafe for electrical wires.


Well, yeah, but virtually anybody doing repairs on soldered K&T
would be unlikely to be using their plumbing kit. To do anything
even approaching reasonable on wiring means using a high power
soldering iron or gun, not a torch, and if they have an iron, they
probably have rosin-core solder too.

if your defending K&T please state if your home has that wiring.....


I've worked on several K&T systems. I've written the Usenet FAQ on
it.
http://www.faqs.org/faqs/electrical-...ection-18.html

I've also discussed K&T renovation/modification with electrical
inspectors. Each of whom say it's perfectly safe if it's not
abused or mucked with.

Incidentally, Thomas Horne is a professional electrician
of considerable experience and knows of what he speaks.

In an otherwise solid installation, I'd never recommend ripping
out K&T simply because it's K&T. But if you're doing a renovation
with opportunity to replace it with stuff up to modern spec,
you might as well tear it out or abandon it.
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

Chris Lewis July 26th 06 02:42 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to Pete C. :

Which reminds me; a while ago it was posted here that GFIs don't need a
ground. Is that true? Could you eliminate the ungrounded risk by just
replacing the outlets with GFIs?


No, you need the ground. That's an important part of the whole
system.


You *can* use GFCIs on circuits without grounds as a retrofit. They will
not provide the full protection that they do with the ground connection,
but they do provide some protection. The GFCIs come packaged with labels
that include a "No equipment ground" warning label for just such
applications. It is still far better to just rewire if at all possible.


Perhaps some explanation is in order.

GFCIs on circuits without grounds is in fact NEC and CEC approved.

On balance, GFCIs probably provide _more_ protection than a mere
ground does.

GFCI's protect against electrocution and shocks. Breakers and fuses
protect against circuit overloads. Grounds will protect against
electrocution and shocks, but ONLY if the fault current is above
the breaker/fuse rating. A ground will _not_ protect you if you
touch the hot wire or any other condition if the fault current
isn't high enough.

On a GFCI protected circuit, a ground is of relatively little use.
But it's certainly nice to have, especially on circuits feeding
electronics, especially if you want your surge/spike protector to
work as well as possible.
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

Chris Lewis July 26th 06 02:52 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to :

I wish they still used K+T wiring. It was the safest method
available, except for those funky exposed scrrews on the turn
switches. All they need to do is put a cover over the switches and
add a 3rd wire for grounding.


There are issues with insulation thickness, losing track of which
neutral corresponds to which hot, box size (just try to get a GFCI
into some of those old boxes), box entrance method ("loom" rather
than clamps) and layout/dearth of outlets etc.

Installation is also MUCH more time-consuming.

But yeah, that wire is remarkably tough and the workmanship
of initial install was almost always higher than current, cough,
cough, "standards".
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

MDT at Paragon Home Inspections, LLC July 26th 06 03:20 PM

Is Knob-and-Tube *Always* Dangerous?
 
Joshua Putnam wrote:

As an insurance agent, I wish more home inspectors were aware of what
conditions can lead to insurance problems.


In defense of home inspectors:

1) The "business" end of a real estate transaction is not their
responsibility, and HIs get a lot of flack (and occasionally, legal
problems) if they start giving advice on such matters.

2) Even if a HI feels it's within the scope of their responsibility to
comment on such matters, the insurance industry does not make it easy
to discover what underwriting standards apply to a given type of
structure in a given area, and the standards very considerably from
company to company.

So IMO it's primarily the responsibility of real estate agents and
lenders to educate buyers about these issues.

As for insurance agents, it appears to me that they often have an
inherent conflict of interest in such matters; what's good for their
customers - for example, awareness that even *just making inquires*
about coverage that end up in CLUE may result in increased premiums or
even loss of coverage - is not good for their employers or carriers.

One reason I'm updating my understanding of local underwriting
standards is that I'm putting together a presentation for real estate
agent and brokers on "10 Insurance Issues You Can Spot" in the hope
that this will assist them in identifying sales likely to hang up on
insurance issues well before they become a ugly surprise to everyone
involved. This is nice for my organization - I have the opportunity to
present my company's services to Realtors, and hopefully to do
something practical to reduce the mutual frustration of HIs and real
estate agents with each other's role - but why should I be doing
this, instead of the insurance industry?.

So IMO while an occasional individual HI choose may go "above and
beyond" state or Association standards of practice by spending a day
with the Yellow Pages attempting to understand underwriting standards
in their community, I think it's a bit unrealistic for insurance
agents to express surprise or disappointment that others don't -
probably most insurance agents could learn a good deal about housing
defects by taking to HIs, but don't feel this is within the scope of
their responsibilities either.

Michael Thomas
Paragon Home Inspection, LLC
Chicago, IL
mdt@paragoninspectsDOTcom
847-475-5668


T Shadow July 26th 06 03:56 PM

Is Knob-and-Tube *Always* Dangerous?
 
"bowgus" wrote in message
oups.com...
Knob and tube is not by nature dangerous. The problem comes when adding
outlets to it, or when using it as a clothes line, whatever, to hang
stuff from in the basement :-) I just had my old place rewired to bring
it up to code. Why ... it's now a requirement in order to get insurance
... and to be honest I feel safer. The existing circuits were probably
at full capacity. I had had a new panel put in, and had put in a few
new circuits to the basement and 1st floor to ease that a bit, but the
time had come to have all the old wiring replaced. And since an
insurance company was involved, a certificate was required ... easier
to just hire an electrician to do the remaining work (in my case) and
to call in the inspector for that certificate.

I think your onto the real problem now. When I bought this house only 3 of
the four 110v fused outlets were being used. I ran a line from the
empty(freezer) outlet to the kitchen as a temporary fix.
When I got a new entrance panel in and started replacing the wiring found
that almost all of the wall outlets, and the furnace, were on the same
circuit. The old entrance panel was on the back porch. The wiring on this
circuit wrapped all the way around the house and ended about 10' from the
entrance panel. The last outlet was where we had the coffeemaker and
toaster. The refrigerator had been near the end too, until I added the line.
The old wiring is 16 gauge! Probably 50-60' of it.



Chris Lewis July 26th 06 05:50 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to z :

JimL wrote:


Which reminds me; a while ago it was posted here that GFIs don't need a
ground. Is that true? Could you eliminate the ungrounded risk by just
replacing the outlets with GFIs?


No, you need the ground. That's an important part of the whole
system.


That's what I would assume. I couldn't figure out how a GFI could work
without some sort of point of reference. But everybody said....


You don't need the ground for a GFCI to operate. Really. You merely
need to route a little current from the line hot to the load neutral
(or load hot to line neutral), and pop! No ground necessary.

By "system", JimL could be referring to the entire "system of wiring",
where grounds obviously do increase safety. But a GFCI _will_ work
without a ground. That's why NEC/CEC _encourages_ their use in
retrofits if you're not intending to rewire.

And you have the electric field problem exactly backwards. The
widely spaced conductors will carry about half the field strength of
normal wiring. Those two conductors in normal wiring are both
throwing off electric fields.


Uh, of opposite polarity, so as you get back from them past maybe 10X
the separation between them, the net field is zero?


Right.

Field strength of romex running current is considerably less than
hay-wired K&T, because the fields are of opposite polarity, and if
the wires are adjacent, as in Romex, they cancel out.
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

[email protected] July 26th 06 06:08 PM

Is Knob-and-Tube *Always* Dangerous?
 

z wrote:
That's what I would assume. I couldn't figure out how a GFI could work
without some sort of point of reference. But everybody said....


A GFCI only looks at the hot lead and the neutral lead.
If the current in the neutral isn't exactly the same as (but opposite
in direction to) the hot lead current, the breaker opens.

Calling it a ground-fault is a little misleading, since it doesn't look
at the 'ground', but it does look for a circuit that has faulted TO
ground (earth ground, not the ground lead).

Dave


Tekkie® July 27th 06 02:07 AM

Is Knob-and-Tube *Always* Dangerous?
 
posted for all of us...
I don't top post - see either inline or at bottom.

statistics show
K&T has more troubles

Quote these statistics - include the source
--
Tekkie

Joshua Putnam July 27th 06 05:40 AM

Is Knob-and-Tube *Always* Dangerous?
 
In article .com,
says...

Joshua Putnam wrote:


My own house was almost entirely K&T when we bought it, mostly on one
breaker (and a Zinsco breaker at that), so the insurance inspection
was more detailed than usual, and the inspector asked about what
appliances were going to be used in which rooms so he could get a
better idea of whether the wiring would be safe as we were using it.



Now that sounds like a real dumb insurance company. I can understand
why insurance companies have issues with K&T and may choose not to
cover homes with it. But any insurance company that has inspectors
running around asking homeowners which appliances they are going to use
where, is surely stupid. Homeowners move appliances around all the
time.


Most homeowners use their kitchen appliances in the kitchen, not the
bedroom or the bath, so it does make sense to ask what kitchen
appliances a family uses. If we used a big microwave or other high-
draw plug-in appliance, that would pose more of a risk of overloading
a shared circuit than if we had no microwave.

Similarly, people who own high-wattage hair dryers tend to plug them
in. People who don't, don't.

Also, someone doing anything from carpet cleaning to a
contractor doing home repairs can plug in various loads.


Good points -- until we rewired, contractors were only allowed to use
two outlets in the house, and one outdoors, all 20A grounded circuits
on separate breakers.

Either the
wiring is safe with the fusing in place or it isn't.


Well, since we had an old Zinsco breaker box, probably *no* wiring
would have been completely safe with the fusing in place.

Some insurance companies that accept higher-risk properties charge
them all the highest-risk rate, others attempt to differentiate among
levels of increased risk, which requires a more detailed evaluation
of the home and how it would be used. The policy we had is available
for either owner-occupied or rental homes, but some of the conditions
that are acceptable for an owner-occupied home are not acceptable for
a rental.

--
is Joshua Putnam
http://www.phred.org/~josh/
Updated Infrared Photography Books List:
http://www.phred.org/~josh/photo/irbooks.html

Joshua Putnam July 27th 06 06:09 AM

Is Knob-and-Tube *Always* Dangerous?
 
In article . com,
says...

As for insurance agents, it appears to me that they often have an
inherent conflict of interest in such matters; what's good for their
customers - for example, awareness that even *just making inquires*
about coverage that end up in CLUE may result in increased premiums or
even loss of coverage - is not good for their employers or carriers.


For me, that actually works out well -- while some companies report
zero-paid-out inquiries to CLUE, the companies I work with don't
surcharge for them or deny coverage because of them. So I've picked
up some good customers who were turned down by other companies.

One reason I'm updating my understanding of local underwriting
standards is that I'm putting together a presentation for real estate
agent and brokers on "10 Insurance Issues You Can Spot" in the hope
that this will assist them in identifying sales likely to hang up on
insurance issues well before they become a ugly surprise to everyone
involved. This is nice for my organization - I have the opportunity to
present my company's services to Realtors, and hopefully to do
something practical to reduce the mutual frustration of HIs and real
estate agents with each other's role - but why should I be doing
this, instead of the insurance industry?.


Good question. I have done group discussions with Realtors on
insurance underwriting concerns, and they've always been very
receptive to the information, and they refer buyers to me when the
buyers have insurance questions.

It's good business for me, and it helps them avoid insurance
surprises at closing. I expect it should work well for you, too.

On the subject of CLUE reports, almost any time I'm in front of a
group of realtors or loan officers, I offer to reimburse the first
person who goes on-line to order their own CLUE report as a
demonstration of how it's done. More than half the time, that person
finds something they didn't expect -- maybe a claim they had
forgotten about, or a prior claim on their house, or an inquiry that
was mis-reported as a claim. That almost always gets half the group
ordering their own CLUE reports and asking about what they find.
Makes it much more personal and memorable for them.

--
is Joshua Putnam
http://www.phred.org/~josh/
Braze your own bicycle frames. See
http://www.phred.org/~josh/build/build.html

Bob July 27th 06 06:40 AM

Is Knob-and-Tube *Always* Dangerous?
 

"Tekkie®" wrote in message
. ..
posted for all of us...
I don't top post - see either inline or at bottom.

statistics show
K&T has more troubles

Quote these statistics - include the source


I'm sure that the insurance companies are just considering the age of K&T wiring
when the consider it for insurance purposes. If K&T is used, it is pretty darn
old.
Since it is so old, it has probably been messed with. ..........

Bob



[email protected] July 27th 06 11:12 AM

Is Knob-and-Tube *Always* Dangerous?
 

Joshua Putnam wrote:
In article .com,
says...

Joshua Putnam wrote:


My own house was almost entirely K&T when we bought it, mostly on one
breaker (and a Zinsco breaker at that), so the insurance inspection
was more detailed than usual, and the inspector asked about what
appliances were going to be used in which rooms so he could get a
better idea of whether the wiring would be safe as we were using it.



Now that sounds like a real dumb insurance company. I can understand
why insurance companies have issues with K&T and may choose not to
cover homes with it. But any insurance company that has inspectors
running around asking homeowners which appliances they are going to use
where, is surely stupid. Homeowners move appliances around all the
time.


Most homeowners use their kitchen appliances in the kitchen, not the
bedroom or the bath, so it does make sense to ask what kitchen
appliances a family uses. If we used a big microwave or other high-
draw plug-in appliance, that would pose more of a risk of overloading
a shared circuit than if we had no microwave.


Sure it makes sense. Like 2 years later someone won't buy a
microwave and plug it in where you didn't have one when the inspector
looked? Or buy a freezer and put it in the basement? Or your kids
won't plug a hair dryer in God knows where? Or add a window air
conditioner?



Similarly, people who own high-wattage hair dryers tend to plug them
in. People who don't, don't.


Yeah, right, that's a good way to determine if a place is safe to
insure. Try to figure out where they or a guest might plug in a hair
dryer.



Also, someone doing anything from carpet cleaning to a
contractor doing home repairs can plug in various loads.


Good points -- until we rewired, contractors were only allowed to use
two outlets in the house, and one outdoors, all 20A grounded circuits
on separate breakers.

Either the
wiring is safe with the fusing in place or it isn't.


Well, since we had an old Zinsco breaker box, probably *no* wiring
would have been completely safe with the fusing in place.


Then I not only wouldn't insure it, as an owner, I'd get it fixed.


[email protected] July 27th 06 01:11 PM

Is Knob-and-Tube *Always* Dangerous?
 

Tekkie® wrote:
posted for all of us...
I don't top post - see either inline or at bottom.

statistics show
K&T has more troubles

Quote these statistics - include the source
--
Tekkie


if it wasnt a problem insurane wouldnt care...

this does everyone a good service since the home that burns might be
one you are visiting.

the poster who mentioned blown in insulation made a excellent point
thats a bad combo that can lead to overheating.

middle of the night once I turned on a bedroom light and got a shower
of sparks on bed, geez did I wake up fast.

bad wire insulation in light socket.

I replaced every single fixture like that! not worth the risk, since at
the time they were about 45 years old.


JimL July 27th 06 04:02 PM

Is Knob-and-Tube *Always* Dangerous?
 

Those two conductors are throwing off opposite fields that will cancel.
This is why clamp on amp probes (not the new hall effect type) have to
be clamped around just one of the conductors.

Pete C.


Sorry Pete, you are full of it.

Maybe if the conductors were twisted, you would have cancellation,
but otherwise there is no measurable cancellation.





Chris Lewis July 27th 06 05:37 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to JimL :

Those two conductors are throwing off opposite fields that will cancel.
This is why clamp on amp probes (not the new hall effect type) have to
be clamped around just one of the conductors.


Pete C.


Sorry Pete, you are full of it.


Maybe if the conductors were twisted, you would have cancellation,
but otherwise there is no measurable cancellation.


Of course there's cancellation. The EM fields are opposite in polarity,
and immediately adjacent to each other in romex. That means that they
cancel.

"Maybe if twisted..."? What do you think twisted pair is for?

Twisted pair accentuates the effect. But simply paralleled conductors
are almost as good.

It's K&T which has higher fields because the conductors aren't (usually)
parallel, and (also usually) _much_ further apart.

Standard "clamp-ammeters" etc need to be applied to just one conductor.
Otherewise, they give highly misleading results.
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

Nick Pine July 27th 06 07:08 PM

Is Knob-and-Tube *Always* Dangerous?
 
JimL wrote:

Maybe if the conductors were twisted, you would have cancellation,
but otherwise there is no measurable cancellation.


Would you have any evidence for this article of faith?

Nick


[email protected] July 27th 06 07:54 PM

Is Knob-and-Tube *Always* Dangerous?
 
one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


Tekkie® July 28th 06 01:01 AM

Is Knob-and-Tube *Always* Dangerous? holler butt
 
posted for all of us...
I don't top post - see either inline or at bottom.


statistics show
K&T has more troubles

Quote these statistics - include the source
--
Tekkie


if it wasnt a problem insurane wouldnt care...


Again quote FACTS - not opinions. One of the other posters whom is an
insurance agent stated basically "it depends" Insurance co's determine their
own ratings and the FACT that some WILL insure it blows your OPINION out of the
water.

Please note ALL your postings involve opinion and you never quote facts. When
you are called on it or corrected you ignore or change the subject.
--
Tekkie

Tekkie® July 28th 06 01:06 AM

Is Knob-and-Tube *Always* Dangerous? OT & holler butt crap
 
posted for all of us...
I don't top post - see either inline or at bottom.

one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


What baloney...

Holler Butt quote facts! You ain't got them. I will sleep comfy on my
electric mattress pad.
--
Tekkie

[email protected] July 28th 06 02:16 AM

Is Knob-and-Tube *Always* Dangerous? holler butt
 

Again quote FACTS - not opinions. One of the other posters whom is an
insurance agent stated basically "it depends" Insurance co's determine their
own ratings and the FACT that some WILL insure it blows your OPINION out of the
water.

Please note ALL your postings involve opinion and you never quote facts. When
you are called on it or corrected you ignore or change the subject.
--
Tekkie


fact is many insurance compnies wouldnt cover K&T that you cant deny.

some appear to cover it, probably at higher rates.

think about this.....

what does homeowners coverge cost maybe 500 bucks ours is less and we
have full replacement coverage

Have friends with home fires just smoke damage can cost 20 grand, that
was my next door neighbor his car caught on fire in his driveway,
caught a window on fire with brick home, 20 grand how many policies do
you have to sell to make a profit?

insurance is oing all of us a favor, and while your asking me what type
of wiring in YOUR HOME?


George E. Cawthon July 28th 06 05:30 AM

Is Knob-and-Tube *Always* Dangerous?
 
wrote:
one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


Bull! there is no correlation. Real studies
don't even find a correlation with people living
near or under high tension lines.

You probably also believe that cell phones cause
brain tumors. Course even if they did, smashing
into the guy in front of you as you drive along
lost in your conversation would be a lot more
dangerous.

[email protected] July 28th 06 02:59 PM

Is Knob-and-Tube *Always* Dangerous?
 

George E. Cawthon wrote:
wrote:
one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


Bull! there is no correlation. Real studies
don't even find a correlation with people living
near or under high tension lines.

You probably also believe that cell phones cause
brain tumors. Course even if they did, smashing
into the guy in front of you as you drive along
lost in your conversation would be a lot more
dangerous.


Mixed studies but wheres theres smoke theres fi( have a friend who
works for a cell phone company he believes geadsets are the future
getting antennas away from brains...

look at all the things once believed safe....

smoking, asbestos, outdoor wood, DDT, agent orange, and a long list of
others....


JimL July 28th 06 03:49 PM

Is Knob-and-Tube *Always* Dangerous?
 
On Thu, 27 Jul 2006 16:37:14 -0000, (Chris
Lewis) wrote:

According to JimL :

Those two conductors are throwing off opposite fields that will cancel.
This is why clamp on amp probes (not the new hall effect type) have to
be clamped around just one of the conductors.


Pete C.


Sorry Pete, you are full of it.


Maybe if the conductors were twisted, you would have cancellation,
but otherwise there is no measurable cancellation.


Of course there's cancellation. The EM fields are opposite in polarity,
and immediately adjacent to each other in romex. That means that they
cancel.

"Maybe if twisted..."? What do you think twisted pair is for?

Twisted pair accentuates the effect. But simply paralleled conductors
are almost as good.

It's K&T which has higher fields because the conductors aren't (usually)
parallel, and (also usually) _much_ further apart.

Standard "clamp-ammeters" etc need to be applied to just one conductor.
Otherewise, they give highly misleading results.


No, there is no cancellation unless you twist the pair and then the
reduction is only minimal..
You have to use shielding to make a 'quiet' room.

..

[email protected] July 28th 06 07:00 PM

Is Knob-and-Tube *Always* Dangerous?
 
wrote:

I have read conflicting estimates of the integrity and safety of
knob-and-tube on this group and other web sites. But I'm scheduled to
go through the home in two hours and thought I'd post and maybe get
some fresh insights.

From the street, and as far as the exterior foundation goes, this home

is an absolute steal (new roof, great landscaping, has it all). My
family member needs a place to run to as the result of a divorce and
won't be able to take on both the mortgage and a complete rewire at the
time of sale; hence, my post.


PL2002:

In a word, no. However, there are many variable factors and you need
to
hire a competent electrician who knows K & T to look the wiring over.

Involve the insurance company no more than necessary. Those *******s
are already insuring millions of miles of the stuff, in houses that
were
'rewired' by replacing the visible stuff and heavily loaded circuits
(kitchen
etc.) with modern wiring, maybe even the whole 1st floor which is easy
to
do from the basement, but leaving the inaccessible K & T to feed
ceiling
lights and general lighting outlets. What they don't know won't hurt
'em,
and they know it. Their prohibition on K & T is as asinine as their
dislike
of fuse boxes; I'd much rather have a nice 60A fuse box feeding K & T
in good order than an obsolete FPE 100A circuit breaker box feeding
rusty BX cable or old-school ungrounded NM without a solder joint or
wire nut in the place...but what do you think the IC would want, hmm?
:(

I would ten times rather have K & T with nice, soldered, splices in the
cool open air, covered in molded rubber tape and friction tape, than
early ungrounded NM jammed 6 cables at a time into 3 1/2" round
metal boxes, twisted together and insulated with friction tape or
bandage
tape or whatever else the 1940s DIYer had laying around. Ick.
Now, that early NM was tough stuff when new -- very well protected
by rubber, cambric, fiber wrapping, and its braided jacket -- and its
copper wire is beautifully soft and workable compared with the modern
stuff, but its insulation actually seems less durable than whatever
it was (gutta percha?) that the earlier K & T had.

Modifications are usually the problem. Properly installed K&T with
correctly soldered joints and suitable fixtures, and additions made
with
other methods done following all the rules for K&T is safe. Often,
though,
you find K & T buried in insulation: not good, cool air can't reach it,
and
water leaks can saturate the insulation leaving a niiiice current path.
K & T in insulation is not a total write-off, but I don't like it, and
you must
take special care not to overload it. I suggest, actually, using it
well below
its design load, since it has no air circulating around it. One
all-too-common
evil is where NM was attached by wrapping the wire around the
stripped K & T with one layer of tape, a perfect recipe for a poor
connection
and heating.

Advice: Hire that electrician. Have the heavily loaded circuits
(kitchen,
bath, outlets for window ac or elec. heaters) upgraded one by one.
Treat the old K & T as it was meant to be treated: carefully. Use it
for
lighting and light loads, and it will serve you well. And let the
insurance
co. do the burning.

Cordially yours:
Gerard P.


Chris Lewis July 28th 06 07:06 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to George E. Cawthon :
wrote:
one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


Bull! there is no correlation. Real studies
don't even find a correlation with people living
near or under high tension lines.


There have been a few studies that have shown _some_
vague correlation with HT lines. However, as some
of these researchers point out, HT line corridors
are _also_ dosed with herbicides where toxicity
is far better understood and that's the much more
likely _real_ culprit than EM fields.
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

Chris Lewis July 28th 06 07:09 PM

Is Knob-and-Tube *Always* Dangerous?
 
According to JimL :

No, there is no cancellation unless you twist the pair and then the
reduction is only minimal..


The EM fields are opposite direction and overlap. Why would they _not_
cancel?

Not completely, of course, because the fields aren't perfectly
coaxial. But more than a few wire separations away, pretty good.

May I suggest you take a course in electronics?
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

Tom Horne, Electrician July 28th 06 07:39 PM

Is Knob-and-Tube *Always* Dangerous?
 
wrote:
one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


Then please explain why research done for the International Brotherhood
of Electrical Workers (IBEW) did not show any higher rate of cancer
among outside wiremen who spend their entire working day immersed in
very strong magnetic fields?
--
Tom Horne

"This alternating current stuff is just a fad. It is much too dangerous
for general use." Thomas Alva Edison

Tom Horne, Electrician July 28th 06 07:48 PM

Is Knob-and-Tube *Always* Dangerous? OT & holler butt crap
 
z wrote:
Tekkie® wrote:
posted for all of us...
I don't top post - see either inline or at bottom.

one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......


What baloney...

Holler Butt quote facts! You ain't got them. I will sleep comfy on my
electric mattress pad.
--
Tekkie


Snip
New electric blankets pair the wiring in opposite directions, so once gain there's negligible net field. (I got an old one I've always meant to try feeding with a rectified and somewhat filtered supply but I notice nobody else has tried this for some reason; any comments?)


The controls for the electric blanket will not handle DC. Switching for
DC loads must be much more robust then that for AC.
--
Tom Horne

"This alternating current stuff is just a fad. It is much too dangerous
for general use." Thomas Alva Edison

Chris Lewis July 28th 06 08:44 PM

Is Knob-and-Tube *Always* Dangerous? OT & holler butt crap
 
According to Tom Horne, Electrician :

The controls for the electric blanket will not handle DC. Switching for
DC loads must be much more robust then that for AC.


Depends on how the controls work. I thought they were (still)
usually variable resistors with thermal cutoffs to act as
cutoff timers. That'd work just as well on DC.

If, on the other hand, they're using SCRs or Triacs and the like,
you'd have to change the controller.
--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.

z July 28th 06 09:10 PM

Is Knob-and-Tube *Always* Dangerous? OT & holler butt crap
 

Tom Horne, Electrician wrote:
New electric blankets pair the wiring in opposite directions, so once again there's negligible net field. (I got an old one I've always meant to try feeding with a rectified and somewhat filtered supply but I notice nobody else has tried this for some reason; any comments?)


The controls for the electric blanket will not handle DC. Switching for
DC loads must be much more robust then that for AC.


I was afraid of something like that. Well, on behalf of my epidermis
which dislikes my habit of getting it burned, etc. with my various
experiments, thank you.

--
Tom Horne

"This alternating current stuff is just a fad. It is much too dangerous
for general use." Thomas Alva Edison



z July 28th 06 09:11 PM

Is Knob-and-Tube *Always* Dangerous? OT & holler butt crap
 

Chris Lewis wrote:
According to Tom Horne, Electrician :

The controls for the electric blanket will not handle DC. Switching for
DC loads must be much more robust then that for AC.


Depends on how the controls work. I thought they were (still)
usually variable resistors with thermal cutoffs to act as
cutoff timers. That'd work just as well on DC.

If, on the other hand, they're using SCRs or Triacs and the like,
you'd have to change the controller.


Definitely nothing that fancy.

--
Chris Lewis, Una confibula non set est
It's not just anyone who gets a Starship Cruiser class named after them.



George E. Cawthon July 28th 06 09:40 PM

Is Knob-and-Tube *Always* Dangerous?
 
wrote:
George E. Cawthon wrote:
wrote:
one day soon ALL conductors will be required to be inside metalic
conduit, power lines will all be migrated to underground too,
appliances will be shelded and service cords will get braid ground
shielding like coax has.

theres a high core;lation between expoosure to electrical feeds and
cancer. this will be the next asbestos.......

Bull! there is no correlation. Real studies
don't even find a correlation with people living
near or under high tension lines.

You probably also believe that cell phones cause
brain tumors. Course even if they did, smashing
into the guy in front of you as you drive along
lost in your conversation would be a lot more
dangerous.


Mixed studies but wheres theres smoke theres fi( have a friend who
works for a cell phone company he believes geadsets are the future
getting antennas away from brains...


Yes mixed studies, just scientific ones and ones
based on emotion. No fire, no smoke except that
produced by lawyers and quacks.

look at all the things once believed safe....

smoking, asbestos, outdoor wood, DDT, agent orange, and a long list of
others....


Poor examples, anyone smoking for the first time
knows it isn't good for you (what do you think all
that coughing is about?); asbestos wasn't
considered safe, just not desperately dangerous
(which it isn't except for that mined from one
specific area, and mainly dangerous only to the
miners); outdoor wood? (what kind of wood isn't
outdoor wood and how dangerous is it except for
falling on you; DDT isn't that bad for humans, it
was banned because it is dangerous to bird
reproduction and indiscriminate use was bad for
the environment; agent orange was always bad, just
some people (military, government) said it wasn't
to decrease liability; and on an on.

Your main premise is not bad--we learn that stuff
is dangerous to us after a period of time. Maybe
you should have mentioned red dye#1--used in early
margarine and causes cancer. But electrical
fields have been around quite a while and studied
thoroughly.

Mark Lloyd July 28th 06 10:49 PM

Is Knob-and-Tube *Always* Dangerous? OT & holler butt crap
 
On Fri, 28 Jul 2006 19:44:09 -0000, (Chris
Lewis) wrote:

According to Tom Horne, Electrician :

The controls for the electric blanket will not handle DC. Switching for
DC loads must be much more robust then that for AC.


Depends on how the controls work. I thought they were (still)
usually variable resistors with thermal cutoffs to act as
cutoff timers. That'd work just as well on DC.


A variable resistor here would be very inefficient.

If, on the other hand, they're using SCRs or Triacs and the like,
you'd have to change the controller.

--
Mark Lloyd
http://notstupid.laughingsquid.com

"Democracy is two wolves and a lamb voting on what
to have for lunch. Liberty is a well armed lamb
contesting the vote." - Benjamin Franklin


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