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WELCOME HOMEOWNERS!
This is your Knob and Tube wiring resource helping fellow homeowners understand the risk, cost, and timing associated with the replacement.
THE RISK WITH KNOB AND TUBE WIRING
No grounding: Increases the risk of shock and reduces protection for modern appliances and electronics.
Aging insulation: Deteriorated or brittle insulation can expose live wires, increasing fire and electrical hazard risks.
Overloaded circuits: Knob-and-tube systems were not designed for today’s electrical demands, making overloads and failures more likely in modern homes.
FAQ - FREQUENTLY ASKED QUESTIONS:
HOW MUCH DOES IT COST?
On average, $25 to $40 per sq.ft. for a full house replacement. A partial replacement is less expensive, depending on specific scope.
HOW LONG DOES IT TAKE?
What we found in talking to various contractors the process takes between 4 to 6 weeks. The home has to be vacant for safety (exposed wiring) and health (dust and dirt).
WHAT ABOUT PERMITS?
Your contractor obtains the electrical permit, it is called over-the-counter (OTC) permit. The average cost of permit is between $500 - $1,000.
DO I NEED TO VACATE MY HOME DURING THE WORK?
Yes, most contractors need the home to be vacant for the following reasons: 1) safety - exposed wiring during the work. 2) health - dust during cutting and patching drywall/ lath&plaster, and repainting.
WHAT ABOUT INSURANCE?
You can get insurance for a home with knob and tube wiring in San Francisco, but it's challenging, with many standard insurers denying coverage due to high fire risk, requiring higher premiums, or demanding upgrades before or immediately after the closing.
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I hope you find these resources helpful in keeping your home safe and your sanity intact.
Jen & Benny, San Francisco homeowners
LIST OF QUALIFIED CONTRACTORS IN SAN FRANCISCO FOR KNOB AND TUBE WIRING REPLACEMENT:
Bold Construction - 5 stars review
Bold Construction - 5 stars review
Summary:
Bold specializes in turnkey knob and tube wiring replacement - they take care of the entire process. Including permitting, inspections, wiring, drywall work, painting, and cleaning. They also offer low voltage upgrades such as solar-ready, EV charging options, internet and cameras, and other upgrades. A code-compliant, hassle-free services. Bold Construction also handles other home renovations, per their profile and reviews —including structural work, pest remediation, kitchens, bathrooms remodels/ additions, ADUs, vertical and horizontal extensions, and other repairs.
Link:
Knob and Tube Replacement - 5 stars review
Knob and Tube Replacement - 5 stars review
Summary:
Turnkey services, these contractors work with local electricians and other subs to provide full‑service knob‑and‑tube wiring replacement in the San Francisco Bay Area. They manage everything from permits, inspections, and rewiring to panel upgrades, patching, and painting so homeowners and real estate professionals get safe, code‑compliant electrical systems without juggling multiple trades.
Link:
Wells Electrical - 4.9 stars review
Wells Electrical - 4.9 stars review
Summary:
Wells is licensed electrician and could recommend or hire directly drywall subcontractors and painters for the entire process. Wells has high reviews and good customer satisfaction. They work all over the Bay Area and sometimes scheduling their workers takes time.
Link:
Max Electrical - 4.9 stars review
Max Electrical - 4.9 stars review
Summary:
Max Electric is a licensed electrician in the San Francisco Bay Area known for dependable, customer‑focused service and highly rated reviews across multiple platforms. They offer a wide range of electrical services including wiring installation and repairs, panel upgrades, EV charger setup, surge protection, and 24/7 emergency work, and can also coordinate with drywall and painting subcontractors as needed to support a full project from start to finish.
Link:
Disclosure: This list and the results are based on discussions with the contractors. We encourage you to conduct your own research or use tools like Gemini or ChatGPT to see what works best for you.
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