Advice poured in for an Illinois first-time homebuyer after an inspection found live knob-and-tube wiring in the basement and attic of a house built in 1880.
The issue surfaced after the buyer had already gone under contract for $135,000 on a property that otherwise appeared to have several big-ticket improvements, including newer windows, siding, a roof, and a breaker box.
Here's what to know
The inspection concern emerged in a home the buyer said was a two-story, roughly 1,500-square-foot property with three bedrooms, 1.5 bathrooms, plaster walls, and a range of recent updates. Those included remodeled bathrooms, a sump pump, some basement electrical work, and new drywall on the main-floor ceilings.
"The inspector said [it's] live but recommend an electrician to come and inspect it," the buyer explained in the r/FirstTimeHomeBuyer Reddit thread. "Should I lower our offer depending on how Electrician Inspection comes back?"
Several commenters said active knob-and-tube wiring can make it harder to secure homeowners insurance. One said it "ended up being a nightmare to insure" for their parents and that some companies "just flat out refused."
Before deciding whether to negotiate the contract, the buyer said they were still waiting for both an electrician's inspection and the home appraisal. One commenter urged patience: "I'd get the electrician's written estimate before changing the offer, since GFCI outlets don't mean the knob-and-tube itself is safe or insurable, and what does your inspection contingency say?"
TCD Picks » Quince Spotlight
💡These best-sellers from Quince deliver affordable, sustainable luxury for all
A written estimate could directly support negotiations if the buyer seeks a seller credit or a lower purchase price instead of taking on the full rewiring bill after closing.
More background
Old wiring can be both a safety and financial concern.
This situation reflects a common dilemma for buyers considering older homes: character and visible updates on one hand, hidden infrastructure costs on the other.
The buyer said they live in Illinois in "a small college town with alot of historic homes," where nearby listings are selling for similar prices "or even [higher]" without the same exterior improvements.
Some commenters argued that comparable sales matter as much as the wiring itself in negotiations. One wrote, "If the comps are $135k, it is priced correctly," noting that a new roof, windows, siding, and breaker box are all expensive upgrades.
Others shared examples of what knob-and-tube wiring had cost them personally. One commenter who bought a similar 1879 house in 2021 said they requested a credit, and the seller ultimately offered $9,000. Another commenter wrote that their insurer allowed about six months to address the wiring, while a buyer in Southern California said an agent told them coverage could be dropped after roughly 90 days unless the electrical was replaced.
What can be done?
Most of the advice centered on waiting for the electrician's findings before trying to renegotiate. The original poster said, "So im currently waiting for an electrician to come in and do their inspection," after the general inspection and appraisal were done.
Commenters suggested using that inspection to answer three main questions raised in the discussion: how much active knob-and-tube wiring remains, what a full replacement would cost, and whether insurers in the local market will cover the home with the current setup.
The answers could help determine whether it makes more sense to request a price reduction, ask for a seller credit, or walk away from the deal entirely.
Other factors the buyer mentioned may also shape that choice, including the updated breaker box, GFCI outlets in the kitchen and bathrooms, and a seller-paid home warranty tied to the age of the central air and furnace.
Ultimately, securing a written electrical estimate before closing may help avoid surprise repair costs and could support thousands of dollars in negotiations.
Where can I learn more?
Old wiring issues rarely stop at the inspection report, especially when insurance, safety, and repair costs are all in play.
• In one older house, aging wiring scorched a wall after dangerous hidden electrical damage went unchecked.
• A homeowner faced pressure to take an upgrade after an electrician flagged a panel.
• One homeowner was told a new breaker box would come with an outrageously high bill.
Get TCD's free newsletters for easy tips, smart advice, and a chance to earn $5,000 toward home upgrades. To see more stories like this one, change your Google preferences here.
