Replace plumbing and electrical 3-story home without gutting

Naive question: Is it possible to upgrade the electrical panel, replace all electrical wiring, and repipe a house without gutting it? If possible, should it be done? Any ideas of what it would cost to do this for a typical 3-story, 100 year old, 20x40ft Brooklyn townhouse?

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in General Discussion 5 years and 11 months ago

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neilw | 5 years and 11 months ago

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Totally possible (but hopefully you’re not considering living there while its happening). We did both of these about 3 years ago.

RobertGMarvin

in General Discussion 5 years and 11 months ago

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Lurker–it’s possible that the OP’s house might have been rewired with BX, replacing tube and know wiring, some time in the past. If so, that BX may still be fine. For example, I had my house rewired back in the ’70s, when I first bought it. By extremely odd coincidence the electrician we used remembered having previously rewired our house c.1938. The existing BX was fine, but we needed many additional outlets, wall switches in rooms that had pull-chains, a new panel box, and a larger electric service.

Years later I saw some of the original [disconnected] wiring when a floor had to be opened up for a plumbing repair. It was truly terrifying–far worse that tube and knob. Thankfully the original narrow-gauge cloth-insulated wiring was disconnected before I was born.

cate | 5 years and 11 months ago

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I cannot make recommendations because I work for Brownstoner. Anyway it’s been 10 years and AFAIK it’s not really the same company anymore anyway.

stickerhappy | 5 years and 11 months ago

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Who did you hire Cate?

cate | 5 years and 11 months ago

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Yes, you can do a whole-house electrical upgrade without gutting, and you should. You can also specify where the wires will go if you want to save some particular type of detail. We did just this, cost us $12,000 for three stories and a cellar in a two-family in Bed Stuy in 2009. (Could be anywhere from $15K-30K now.) Everything was to code with a licensed electrician whose current license we verified, we also specified the location of certain outlets and fixtures, went from knob and tube to BX cable, new boxes, 220 service, exterior plugs, etc. When we wrote up our contract and instructions, we emphasized we wanted to save all the old details, including the plaster medallions, and they were very good about it. We paid a little extra for a plaster expert to close up all the holes as they went. It’s a very messy process, plaster dust will be everywhere, and it should only happen if the house is vacant. Good luck!

Lurker | 5 years and 11 months ago

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You do have to take into consideration that some electricians won’t want to mix old and new. And aren’t you required to upgrade knob/tube if you do any electrical work?

Arkady | 5 years and 11 months ago

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If you can build a “chase” up through the house – maybe through closets – it will significantly reduce cost & impact. It’s essentially a channel from basement to top floor & you can feed conduit out from it on each floor. It’s up to you whether you want to hide the conduit behind walls or can cover it w/ molding as you distribute it around the rooms. Brick party walls make embedding conduit difficult but can be done.

nednedx

in General Discussion 5 years and 11 months ago

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Like Bob said, you dont need to replace all wiring. Electrical will probably cost you $35 -40k. Dont know about plumbing

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Get 2 – 3 local electricians to come & look at what you have and advise you on what you need & get cost estimates. Plus ask specifically how much plaster & carpentry work will need to be done.
Without knowing what you have, no one can tell you if it needs to be done.

RobertGMarvin

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Yes, it can be done and many Brownstoner readers have done just that. FWIW you probably won’t have to replace ALL the wiring–just the panel and install additional outlets (unless it’s so old that it’s knob and tube).