Sarah Ingles, REALTOR® SRES® · Fathom Realty
Beaverdale, South of Grand, Sherman Hill, Drake, and older East Side Des Moines neighborhoods have some of the most beautiful historic housing stock in Iowa. They also have knob-and-tube wiring — a pre-1950s electrical system that modern insurance carriers treat as a deal-killer. Here's what Des Moines homeowners and buyers need to know about knob and tube, insurance, and remediation.
Knob and tube (K&T) is an electrical wiring method used primarily from about 1880 to 1950. Individual wires (hot and neutral) run through ceramic "knobs" mounted on joists and "tubes" through holes in framing. The wires have a cotton cloth insulation and, later, rubber insulation.
It was the standard wiring system for the early 20th century and was installed in millions of American homes, including a significant percentage of Des Moines housing built before 1950.
Signs your home may have K&T:
Three reasons insurers care:
The cotton/rubber insulation on knob-and-tube wiring becomes brittle after 70-100 years. Brittle insulation can crack, exposing the copper conductors and creating fire risk. Insurance carriers treat K&T as an elevated fire risk category.
K&T was designed for 1920s electrical loads — lights and a few appliances. Modern homes use 10-20x the electrical capacity of a 1920s home. K&T circuits are almost always overloaded by current-day standards, which generates heat in old wiring and accelerates insulation failure.
K&T wiring was designed to dissipate heat into open air. When homeowners later added blown-in insulation to attics and walls, the insulation surrounded the K&T wiring, trapping heat and creating fire risk. National electrical codes now prohibit K&T from being in contact with thermal insulation.
Iowa carriers handle K&T in several ways:
For a Beaverdale home buyer, this often means: you find a home you love, you get a quote, the quote comes back with K&T exclusion or denial, and you're stuck.
K&T remediation is a significant project. The typical process:
1. Licensed electrician evaluates the scope — how much K&T remains, where it's accessible, and what the replacement will require 2. Permits pulled with the Des Moines Building Department 3. New wiring (modern Romex) installed alongside the K&T 4. Circuits transferred from K&T to the new Romex 5. Old K&T abandoned in place (legal if no longer energized) or removed 6. Outlets and switches updated (two-prong to three-prong, grounding verified) 7. Panel upgrade if needed (often K&T homes have 60A or 100A panels that need to be upgraded to 200A) 8. Inspection by the city electrical inspector
Typical Beaverdale-area remediation cost: $8,000 to $25,000 depending on the size of the home and accessibility. Full gut remediations of larger K&T-heavy homes can exceed $40,000.
Some homeowners attempt partial remediation — replacing K&T in accessible areas but leaving inaccessible runs. Insurance carriers vary on whether this is acceptable:
If you're doing remediation specifically to satisfy insurance, get the carrier's specific requirements in writing before starting the work.
Beaverdale in particular has a concentration of 1920s-1940s homes that are charming, walkable, and well-loved — but many still have K&T in walls and attics. Before buying:
1. Specifically ask the seller whether the home has K&T 2. Have your inspector verify the electrical system in the basement, attic, and accessible walls 3. Get an insurance quote before waiving the inspection contingency 4. If K&T is present, negotiate either remediation by the seller or a purchase price reduction equal to the remediation cost plus contingency 5. Factor in panel upgrades — most K&T homes also have undersized electrical panels
If you're selling a Beaverdale home with K&T, you have three options:
Option 1: Full remediation before listing. Best ROI if the buyer market expects modern electrical. Costs $10,000-$25,000 but preserves full list price and prevents deal failures.
Option 2: Disclose and price accordingly. Lists at a lower price reflecting the expected remediation cost. Attracts buyers comfortable with the remediation (cash buyers, investors, contractors).
Option 3: Offer a seller credit. Lists at full price but offers a credit at closing for the buyer to handle remediation. Works if the buyer qualifies for the full mortgage and accepts this arrangement.
A CPCU-experienced REALTOR® can help you figure out which option maximizes your net — it depends on the specific home, neighborhood, and market conditions.
Beaverdale is unusual in the Des Moines metro because:
1. K&T is extremely common — a significant percentage of Beaverdale homes have at least some K&T in walls or attics 2. Buyer demand is strong despite the age — Beaverdale's walkable village character attracts buyers who are willing to accept some remediation 3. Many homes have been partially remediated over the years, creating a patchwork of old and new wiring 4. Historic district rules can complicate exterior changes but don't usually affect electrical work
For Beaverdale homes specifically, having a REALTOR® who understands both the neighborhood character AND the insurance implications of historic electrical systems is especially valuable.
Q: Can you get insurance on a Des Moines house with knob and tube wiring? A: It depends on the carrier and the condition of the K&T. Many standard Iowa carriers decline new policies on homes with active K&T wiring. Some will write policies with K&T-specific fire damage exclusions. Surplus lines carriers may write coverage at 2-3x standard rates. Remediation is usually the cleanest path.
Q: How much does it cost to replace knob and tube wiring in Des Moines? A: Typical Beaverdale-area remediations run $8,000 to $25,000 depending on the size of the home and accessibility. Larger K&T-heavy homes can exceed $40,000. Panel upgrades (if needed) add $2,000-$4,000.
Q: Is knob and tube wiring safe? A: Functioning K&T is not immediately dangerous, but the insulation degrades over time and the wiring was designed for 1920s electrical loads that modern homes exceed. Combined with insulation contact issues (which weren't contemplated when K&T was installed), it's an elevated fire risk category. Insurance carriers treat it accordingly.
Q: Do I have to disclose knob and tube wiring when selling my Des Moines house? A: Yes. Iowa sellers are required to disclose known material defects on the Iowa Residential Property Seller Disclosure form. Knob and tube wiring qualifies as a material defect that affects insurability and future maintenance.
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