How much does it cost to rewire a house?
Friday, August 31, 2018
If your home is 50 years old or more, it’s time to consider rewiring, and the first step is to have the condition of your electric system evaluated by a professional electrician. Signs that you need an electrical upgrade include:
- Obsolete screw-in fuse electric panel or knob-and-tube wiring.
- Frequently tripped breakers or fuses.
- Electrical burning smells.
- Charred outlets or switches.
- Cracked, flaking insulation of the visible wiring in attic.
The electrician will look at the condition of the wiring, receptacles and switches, and also evaluate how adequate the incoming service is for the number of major appliances and other electrical loads. Because most older homes have 60 or 100 amp electric service, which is undersized for today’s power usage, upgrading the electric service to 150 or 200 amps is almost always required.
“The absolute minimum for a rewire is $6,000, but the average home costs between $10,000 and $17,000,” according Craig Eaton, of Eaton Electric, Gainesville, Florida. “Expect it to cost more for a large house or if the type of construction makes pulling the cables difficult.” Homes with an attic tall enough for an electrician to easily move around or a crawl space under the floor make the work much easier, while concrete block houses with concrete floor slab and a flat roof (no attic) are the most challenging.
Rewiring is messy and disruptive, requiring holes to be punched in walls in multiple locations, with dust, noise, and construction materials stacked around the house during the work. The best time to do it is during a remodeling project, such as renovating the kitchen or adding a bathroom, when subcontractors will be opening up the walls anyway. And you don’t want to be there while the work is done. “I need to have the house to myself for a minimum of two weeks,” says Craig. “And possibly three.”
The following photos are examples of the wall damage that will be done, and then repaired at completion of the work.
And here’s a few tips for planning your rewiring:
- Do you want to run wiring for data and security while you’re at it? It will less expensive to do everything at once if you need it.
- Determine whether a partial rewire will be adequate. Ask your electrician to evaluate whether part of the system is still in good condition and can be left in place.
- Find an electrician that has experience working with older homes. Rewiring is a complex process that involves understanding the structure behind the wallboard and the best ways to run wiring with a minimum of wall damage.
- Get a written contract detailing exactly the work to done and how any surprises will be handled. There’s always something unexpected when you open the wall of an old home. Be ready.
- Pull permits for the work. Your electrician will know the electrical code standards and be able to secure a permit for the work. When everything is completed, be sure that a final inspection was done and keep a copy of the permit with all inspection signatures and notes. When it comes time to sell your house, many homebuyers now want to see evidence of building permits for all renovations.
- Make reconstruction and wall repairs a key part of the job. Let your contractor know that cleanup and restoration is important to you and know exactly what level of finish is expected. Do you want the walls repainted at completion, for example?
Is a rewiring worth the expense and inconvenience? According to our electrician friend Craig, yes it is. “Rewiring is a lot of work, but then you’re good for another 50 years!”
Also, see our blog post How dangerous is old electrical wiring?
• • • • • • • • • • • • • • • • • • • • • • • • • • •
Here’s links to a collection of our other blog posts about ELECTRICAL WIRING:
How To Look At A House
McGarry and Madsen's home inspection blog for buyers of
site-built, mobile/manfuactured and modular homes
of Blog Posts
Top 5 results given instantly.
Click on magnifying glass
for all search results.