Can You Sell a House With Knob-and-Tube Wiring in Portland?

Can you sell a house with knob-and-tube wiring in Portland or Vancouver?

Yes. No Oregon or Washington law requires you to remove knob-and-tube wiring before closing, and neither state's disclosure form asks whether your wiring is modern. Insurance and financing can still be a hurdle. If your buyer can't get the coverage their lender requires, closing may be delayed or the sale may fall through. I'd look into that before putting the house on the market.

By Rick Sadle | September 16, 2026

If you own a home in Alameda, Laurelhurst, Sellwood-Moreland, or any of the older pockets of Northeast and Southeast Portland, some of the original wiring may still be in use. Knob-and-tube was the standard residential wiring method from roughly the 1880s through the 1940s. You can still find it in older homes today.

Even if the lights and outlets work, you'll want to check whether a buyer can get insurance on the home.

Finding out about an insurance problem near the end of escrow leaves everyone with fewer options. It's much easier to get an electrician's assessment and talk with an insurance agent while you still have time to work through the answers.

What Oregon and Washington actually require

Neither state requires removal. Both states require accurate disclosure, but their forms phrase the electrical-system question differently.

Oregon uses the Seller's Property Disclosure Statement set out in ORS 105.464. Section 6 asks whether the listed systems are in good working order on the date this form is signed, and item 6.A is "Electrical system, including wiring, switches, outlets and service." A "Yes" means the system works.

Washington uses Form 17 under RCW 64.06.020. Section 5 asks whether there are any defects in the listed systems, and the same electrical line appears there. A "Yes" means there is a problem.

Take a minute to read the wording, especially if you've sold a home on the other side of the river.

Neither question asks simply whether the wiring is old or insurable. Answer based on what you know about its condition, including anything an inspector or electrician has told you. If you're unsure, have a licensed electrician evaluate it before deciding how to describe it.

But both forms have a catch-all. Oregon's Section 10.A asks about "any other material defects affecting this property or its value that a prospective buyer should know about." If you already know that two carriers have declined to quote your home, that is information affecting value, and it's something to discuss with your broker or attorney as you complete the disclosure. Oregon disclosures are made on the basis of your actual knowledge, and they are explicitly not warranties — but actual knowledge includes what you have already been told.

One more Oregon detail: the buyer has five days from delivery of your disclosure statement to revoke their offer. Getting disclosures to the buyer early helps avoid last-minute surprises. I cover the differences in my post on what Oregon and Washington sellers have to disclose.

How insurance can affect financing

I'd make the insurance call early, even if you've had coverage on the house for years. A good insurance broker, can be a lifesaver in this situation.

Many standard carriers will not write a new homeowners policy on a house with active knob-and-tube. Others will, but only after an electrician's inspection letter, or only with a deadline to replace it, or only at a higher premium. Some will cover the house but exclude fire loss traceable to the wiring. Requirements vary by carrier and can change. Ask about the specific house and get the requirements in writing.

Here's how that can affect the sale:

• The buyer needs coverage that meets the lender's requirements before the loan can close.
• If the buyer waits until after inspection to shop for insurance, there may be less time to address a problem.
• A surplus lines or non-admitted carrier may be an option. The buyer should compare the premium, exclusions, and coverage with their insurance agent and confirm that the lender will accept the policy.

On the appraisal side, government-backed loans look at safety, not age. FHA's minimum property requirements ask whether the electrical system is safe and functioning, not whether it is contemporary. Knob-and-tube is not automatically disqualifying, but visible hazards — exposed conductors, brittle insulation, amateur splices — may require repairs before the loan can close. Confirm specifics with the buyer's lender.

What it costs, and who is legally allowed to do the work

A whole-house rewire in the Portland metro generally runs somewhere around $8,000 to $25,000 for a typical 1,000 to 2,500 square foot home, depending on square footage, how many circuits you need, plaster versus drywall, and whether the panel also needs replacing. On a $650,000 sale, that is roughly 1.2% to 3.9% of the price. Use that as a starting point for budgeting, then get two or three bids for your house before deciding what to do.

You may not need a full rewire. Ask the electrician what work is needed, and have the insurance agent confirm whether that scope will satisfy the carrier. Don't assume a panel replacement or partial rewire will be enough. The insurer may also want a letter from the electrician documenting the completed work.

Before making plans to do any of the work yourself, check the rules in your state. Oregon and Washington handle owner-performed electrical work differently.

In Oregon, you likely cannot do this work yourself once you are selling. ORS 479.540(1) exempts you from needing an electrical license only for work on property you own that is not intended for sale, exchange, lease, or rent. Subsection (1)(b) then says that when the residence is for sale, the exemption covers work "as necessary for maintenance of the existing electrical installations" — and expressly does not cover "new electrical installations or substantial alterations." A whole-house rewire is a substantial alteration. Once your home is headed to market, that work belongs to a licensed electrical contractor.

In Washington, the line is drawn differently. RCW 19.28.261(1) lets you do electrical work on property you own unless it is new construction intended for rent, sale, or lease, or unless the property is "offered for sale within 12 months after obtaining the property." That 12-month restriction is particularly relevant if you've recently bought a house to renovate and resell. A longtime Vancouver or Camas homeowner is in a different position, but should still confirm the requirements for the planned work.

Permits are a separate question from licensing, and they apply in both states regardless. Oregon requires a permit before work begins on a new electrical installation under ORS 479.550, and Washington work must be permitted and inspected through L&I or the local jurisdiction. Missing permits can also complicate a sale. I cover that in my post on selling a house with unpermitted work.

What I tell sellers to do, in order

1. Find out what you actually have. Have an electrician confirm whether the knob-and-tube is live or already abandoned in place. A previous owner may have replaced some circuits and left others in service.
2. Call your own insurance agent first. Ask what a new buyer would face getting a policy on your house today. That conversation can help you understand what documentation or repairs a buyer's carrier may ask for. If you don't have a good agent, let me know. I have a good one!
3. Get two or three bids — one for full rewire, one for partial remediation of accessible runs plus the panel. You need the numbers before you can decide whether to fix or price for it.
4. Decide fix, credit, or price. Repairing before listing can make the home easier to finance and insure. A credit or price adjustment may work, too, if the buyer can still meet the lender's and insurer's requirements. Weigh those options as you would any post-inspection repair-or-credit decision.
5. Document everything. Keep the permits, final inspection, and electrician's letter together so the buyer and their insurer can review what was done.
6. Disclose what you know. Answer the form's actual question, and disclose carrier declines you are already aware of.

I'd want to see the electrician's findings, the bids, and the insurance requirements before recommending a repair or a price adjustment. Your timeline matters, too. Those are useful details to work through before we set the list price.

Frequently Asked Questions

Do I have to disclose knob-and-tube wiring when selling in Oregon?

Oregon's form does not ask about wiring age. It asks whether the electrical system is in good working order. Answer based on your actual knowledge, including any findings from an electrician or inspector. If insurers have declined to quote the home, discuss that with your broker or attorney when completing Section 10.A, which addresses other material defects affecting the property or its value.

Will a buyer's lender refuse a loan because of knob-and-tube?

Insurance can be the obstacle: the buyer needs a homeowners policy that meets the lender's requirements. Ask the lender about the particular property and loan program early. Government-backed loans also require the electrical system to be safe and functioning, so visible hazards must be corrected before closing.

Can I rewire my own house before selling it in Oregon?

Generally no. ORS 479.540 limits the owner exemption to maintenance once a home is intended for sale, and excludes substantial alterations like a rewire. Washington draws the line differently under RCW 19.28.261, which mainly restricts new construction for sale and property offered for sale within 12 months of acquiring it.

Is it cheaper to rewire or to drop my price?

It depends on your bids and your buyer pool. A rewire in the Portland metro commonly runs $8,000 to $25,000, but the bids for your house are what matter. Buyers may ask for a larger reduction when they don't know the extent of the work. Having written estimates makes that conversation easier.

Does knob-and-tube have to be removed to pass inspection?

No. A home inspection is not a pass-or-fail code inspection, and knob-and-tube is not prohibited by either state. The inspector reports its presence and condition; what happens next is a negotiation between you and your buyer.

Before you list an older home

You can sell a Portland or Vancouver home with knob-and-tube wiring. I'd start by finding out what's active, what condition it's in, and what a buyer will need to get insurance. With those answers and a few bids, you can make a more informed decision about repairs and price.

If you're weighing a rewire against a price adjustment on an older Portland or Vancouver home, I'm happy to look at the numbers with you and talk through what makes sense before you list. Reach out anytime.

Sources

• ORS 105.464 — Form of seller's property disclosure statement (Section 6.A electrical; Section 10.A material defects; five-day revocation)
• RCW 64.06.020 — Washington Form 17 seller disclosure statement (Section 5 systems and fixtures)
• ORS 479.540 — Electrical licensing exemptions (owner exemption; for-sale limitation)
• ORS 479.550 — No work on new electrical installation until permit issued
• RCW 19.28.261 — Washington electrical licensing exemptions
• HUD Single Family Housing Policy Handbook 4000.1 (minimum property requirements)

I am a licensed real estate broker, not a CPA, an attorney, an electrician, or an insurance agent. This article is general information about the Portland and Vancouver markets, not legal, tax, or insurance advice. Electrical licensing rules, permit requirements, and carrier underwriting practices change — confirm your specifics with a licensed electrician, your insurance agent, and the Oregon Building Codes Division or Washington L&I before you act.

About Rick Sadle
Rick Sadle is the Principal Broker and CEO of The Sadle Home Selling Team at Keller Williams Realty Professionals, serving the Portland, Oregon and Vancouver, Washington real estate markets. With more than 20 years of real estate experience, over 3,500 homes sold and more than $1 billion in team sales volume, Rick is one of the Portland area's most experienced real estate professionals. He is also a weekly real estate expert on KXL 101 FM, where he discusses the Portland and Vancouver housing markets, mortgage rates, housing trends and the economy. Rick is an Oregon-licensed Principal Broker and Washington-licensed Broker.