Whether you can get insurance depends on the insurer and the wiring. InterNACHI says knob-and-tube wiring was common from about 1880 through the 1940s and warns that many insurance companies refuse to insure houses with it, so get an insurer’s written answer before your contingency ends.
If you are considering a Pasadena Craftsman, treat the inspection and insurance application as connected tasks. A report may identify a concern, but the carrier makes its own decision about the home. Give yourself enough time to get the facts, share them with the insurer and consider your options before making a contractual decision.
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What is knob-and-tube wiring, and why does it matter?
Knob-and-tube is an older wiring method that uses ceramic knobs and tubes to support and protect conductors. InterNACHI, a home inspector trade association, says it was common from about 1880 through the 1940s, is now obsolete and has no ground wire. The association says the wiring is not inherently dangerous, but age, improper modifications, insulation around the wires and overloading can create risks. It also warns that many insurance companies refuse to insure houses with it. InterNACHI, checked 2026-11-04.
For a buyer, the useful question is not just whether the phrase appears in a report. Where was the wiring observed? Is it active? What condition is visible, and what parts could not be seen? Give those answers to an electrician and the insurer, along with the inspection report and photographs.
If you want help coordinating the inspection and insurance questions while shopping, call me at (213) 262-5092.
How should I read the inspection report?
Start with the exact location and language of the finding. A photo of wiring in an accessible attic, for example, tells you what the inspector saw there. It does not by itself establish the condition of wiring concealed elsewhere. Note any recommendation for further evaluation and any stated limits on access.
Under InterNACHI’s general home inspection standard, an inspector describes the type of wiring observed. That standard is a trade standard, and inspection scopes vary. Ask your own inspector what was accessible, what was observed and what the report does not establish. InterNACHI Standards of Practice, checked 2026-11-04.
Send the complete relevant report pages and photographs to the electrician and insurance professional, rather than summarizing the finding as simply “old wiring.” Ask whether they need more information. In Pasadena, also search the property’s electrical permit history through Permit Center Online, then share what you find with the electrician. City of Pasadena, checked 2026-11-01.
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Why bring in an electrician before deciding?
An electrician can examine accessible wiring, assess its condition and explain whether the observed wiring is active or has been modified. Ask for a written evaluation that identifies the areas examined, the limits of the examination and any recommended work. If the electrician cannot determine what is behind a finished surface without further investigation, ask what that uncertainty means for your decision.
Share the written findings with the insurer and ask whether the information is sufficient. The electrician assesses the electrical issue; the insurer decides whether and on what conditions it will offer coverage. Ask the electrician what wiring remains accessible and what further investigation would require.
Get the electrician’s written evaluation to the insurer before your contingency removal date. For help coordinating the schedule, text me.
What should I ask the insurer before removing contingencies?
Contact an insurance agent or broker early with the property address and the inspection finding. Provide the electrician’s report when available, and ask for the insurer’s response in writing. Is the carrier willing to write the policy for this property? Does its response depend on an evaluation, repair or other condition? What documentation will it need, and when?
Ask for the proposed coverage and conditions, not just an informal indication that the house might qualify. If a repair is proposed, ask whether the insurer will accept its scope and how it wants completion documented. Keep the written response with your inspection materials and review the deadlines in your contract with your agent.
The California Department of Insurance advises consumers to shop with other agents and brokers when seeking residential insurance. It also says it cannot tell insurers which risks they must write. California Department of Insurance, checked 2026-11-04. Shop other agents and brokers if the first carrier declines, and get a written answer before you remove contingencies.
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What choices do I have if the wiring is a concern?
Your choices depend on the report, the insurer’s response and the terms you can negotiate with the seller. I would compare the practical consequences before committing to a path:
| Option | Practical outcome |
|---|---|
| Request an evaluation | A written assessment gives the insurer more information to consider before deciding on coverage. |
| Ask for a seller repair or credit | A repair can address an agreed scope; a credit provides money for work but does not provide a policy. |
| Plan a partial or full rewire | The insurer can identify the work and completion documentation it needs to make its coverage decision. |
| Shop other coverage | Another carrier may offer coverage; compare its policy and conditions before deciding. |
If a diligent search for traditional coverage does not resolve the problem, ask a broker about the California FAIR Plan, an insurer of last resort. Its dwelling policy is named-peril coverage for fire and lightning, internal explosion and smoke. California Department of Insurance, checked 2026-11-04; California FAIR Plan, checked 2026-11-04.
A credit gives you control over arranging work, but it does not itself establish that an insurer will issue a policy. Likewise, an agreement to repair should be specific enough for you to understand what will be done and when. Ask the insurer how the proposed arrangement affects its decision, and discuss the written agreement with your agent.
Compare the insurer’s written conditions with the repair agreement or credit before removing contingencies. If you are weighing these options on a particular home, call me at (213) 262-5092.
Where does the California FAIR Plan fit?
Ask a broker about the California FAIR Plan if a diligent search for traditional coverage has not resolved the problem. The California Department of Insurance describes it as an insurer of last resort. The FAIR Plan describes its dwelling policy as named-peril coverage for fire and lightning, internal explosion and smoke. California Department of Insurance, checked 2026-11-04; California FAIR Plan, checked 2026-11-04.
That limited coverage is different from a comprehensive homeowners policy. The department says FAIR Plan policies do not cover perils such as theft or liability and describes Difference in Conditions insurance as a way to fill gaps. Ask the broker to explain the proposed FAIR Plan and Difference in Conditions policies, their exclusions and how they work together.
Ready to move forward? Let's talk.
How do I fit this into the rest of my inspection plan?
Read the full report as a set of related decisions, then schedule any follow-up promptly. For more on the move, see our Moving to Pasadena Guide. Our Craftsman inspection guide lays out the broader review. Depending on the property, you may also want to read about foundation concerns, plumbing inspections and roof and chimney inspections.
Ask each professional what their scope covers and when you will receive their findings. Our guide to specialist inspectors for an older house can help you decide what to ask. Send new findings to the insurer and obtain its written answer before the contingency removal date.
For a practical conversation about the next step on a Pasadena home, text me.
Questions buyers ask about old wiring and insurance
Does knob-and-tube wiring automatically prevent insurance?
No automatic answer applies to every insurer. Give the insurer the inspection findings and electrician’s evaluation, then get its decision and any conditions in writing before removing contingencies.
Does a newer electrical panel mean the old wiring is gone?
A newer panel alone does not establish what wiring remains in the house. Ask an electrician to identify accessible knob-and-tube wiring and explain what can and cannot be verified.
Should I ask the seller to replace the wiring?
You can ask for an evaluation, repairs or a credit. Review the proposed scope and timing with your electrician and insurer, and put any agreement in writing.
Ready to move forward? Let's talk.
Can I use the California FAIR Plan instead?
Ask a broker about it after a diligent search for traditional coverage. The FAIR Plan provides limited fire insurance, and its availability for a particular property is not guaranteed.
Will a general inspection identify every section of old wiring?
Do not assume it will. Ask the inspector about access and limitations, and have an electrician investigate the finding and explain what remains concealed.
Can I remove my insurance contingency while waiting for an answer?
Review your contract and deadlines with your agent. I would seek the insurer’s written decision and any conditions before deciding whether to remove a contingency.
If you would like to talk through your inspection timeline, call me at (213) 262-5092.
Sources
- InterNACHI, Knob-and-Tube Wiring, checked 2026-11-04
- InterNACHI, Standards of Practice, checked 2026-11-04
- California Department of Insurance, Top Ten Tips for Finding Residential Insurance, checked 2026-11-04
- California Department of Insurance, Residential Insurance, checked 2026-11-04
- California FAIR Plan, Dwelling Policy, checked 2026-11-04
Justin Borges
Team Lead, The Borges Real Estate TeamDRE #01940318
With over 13 years in Southern California real estate, Justin specializes in probate sales, trust properties, and character homes. His expertise in 1031 exchanges and historic preservation has helped hundreds of clients navigate complex real estate transactions.