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Black Lotus HVAC + Electrical (206) 200-9134
Electrical · Whole-home rewire in Seattle

Whole-home rewire in Seattle.

For pre-1950 Seattle homes with active knob-and-tube wiring, partial remediation ($5,500-$9,500) is the right answer for most insurance carriers, not full re-pull. Active K&T must be replaced; dormant K&T can usually stay in walls. Full whole-home rewire ($8,000-$22,000) only when carrier specifically requires it. We provide the carrier-ready documentation packet on every project.

// FULL HOME RE-PULL PRE-1950 CRAFTSMAN · WIRE-FOR-WIRE
Partial K&T remediation $5,500 – $9,500
Full re-pull $8,000 – $22,000
Insurance docs Included
Permit + inspection Included
Project time 5 – 14 days
What drives the price

Wiring vintage, wall access, insurance requirements, permit.

  1. 01

    Wiring vintage

    Active knob-and-tube vs dormant K&T vs aluminum branch. Each has a different remediation path.

  2. 02

    Wall access

    Open walls (during remodel) vs fishing through closed walls. Open walls drop the price dramatically.

  3. 03

    Insurance documentation

    Some carriers accept partial remediation; others require full re-pull. We document for the carrier.

  4. 04

    Permit + inspection

    Whole-home rewires require rough-in + final inspection. Built into the quote.

What rewire actually means

Partial K&T remediation is the right answer for mostpre-1950 Seattle homes with K&T.

Knob-and-tube is the original wiring style for homes built before 1950. It's not inherently unsafe — millions of homes still operate on it. BUT: it can't be loaded heavily, can't be wrapped in modern insulation (overheats), and can't be safely modified by homeowners. Most insurance carriers want it remediated when they discover it.

For most Seattle homes, partial K&T remediation ($5,500-$9,500) is the right answer. We replace the active K&T runs (visible in basement and attic) with modern Romex, leave the dormant runs (sealed in walls), upgrade the panel if needed, and provide the insurance documentation packet your carrier wants.

Full whole-home rewire ($8,000-$22,000) is the right answer when (a) the carrier specifically demands it, (b) you're doing a major remodel and the walls are open anyway, or (c) the K&T is in worse condition than typical (cloth-insulation degradation, bad junctions).

Get your whole-home rewire quote in 24 to 48 hours.

Free on-site evaluation. Master electrician on every consult. No high-pressure sales. We answer Mon-Sun, 7 AM to 8 PM.

Cost breakdown

Rewire cost by scope.

Most Seattle K&T projects are partial remediation, not full re-pull. We quote both options when applicable so you can present them to your insurance carrier.

Insurance documentation includedPermit + inspection includedCarrier-ready package
Scope
Cost
Partial K&T remediation Replace active runs, leave dormant
$5,500–$9,500
Full whole-home rewire (closed walls) Fish through existing walls
$12,000–$22,000
Full whole-home rewire (open walls) During remodel with walls open
$8,000–$14,000
CO/ALR remediation (aluminum branch) 1965-72 homes with aluminum wiring
$1,800–$4,200
Add-on · Panel upgrade bundled Pair with rewire on one permit
+$2,200–$3,800

Insurance carriers vary on K&T policy. We coordinate directly with your carrier on the documentation requirements so you don't get caught by surprise after the work is done.

From first call to final walkthrough

How a whole-home rewire with us goes.

Our process is built around making decisions easy, not pressuring you to make them today. Here's what every Black Lotus install looks like.

See the full process
  1. 01

    Day 0Schedule.

    You call. We answer. A technician is introduced by name and a two-hour window is confirmed.

  2. 02

    Day 1Consult.

    On-site evaluation, Manual J load calc where applicable, panel + ductwork check, install photos. Written estimate in 24 to 48 hours.

  3. 03

    Day 2-4Approve.

    You pick your option. We pull permits, register warranties, lock in your install date and PSE rebate paperwork.

  4. 04

    Day 5-7Install.

    Full walkthrough before we touch a wire. Combustion analysis if any gas equipment remains, startup, full system test.

  5. 05

    AfterSatisfied.

    Walkthrough at the end. Anything you flag, we fix. Final payment only after sign-off. Warranty starts now.

Equipment lines we install

Materials we install.

Southwire Romex 12-2 / 14-2
Standard
Branch wiring 15/20A

Our default branch wiring replacement. Copper, plastic-jacketed, modern-code compliant. Same wire we install on new construction.

Conductors Copper
Jacket PVC
Code NEC 2023 compliant
Square D Homeline AFCI/GFCI breakers
Required
Protection Arc + ground fault

Arc-fault and ground-fault breakers required on most branch circuits per current code. Standard on every rewire we do.

AFCI 15/20A
GFCI Bath/kitchen/exterior
Code NEC required
CO/ALR-rated outlets + switches
Aluminum-specific
For aluminum branch Aluminum-rated

For 1965-72 homes with aluminum branch wiring. CO/ALR-rated devices eliminate the heat-cycle failure mode that makes aluminum dangerous.

Acceptance Most insurers
Per-outlet cost $45–$80
Job time 1-2 days
Why homeowners pick us

Three operational choices that change how the install lands.

Real Manual J load calculations.

We don't quote from square footage. Every system is sized from a measured load calculation accounting for insulation, windows, orientation, and air sealing. Oversized equipment is the most common failure mode we see on competitor installs.

In-house electrical.

HVAC and electrical under one roof. No subcontractor coordination, no second permit, no surprise add-ons after the gas guy leaves. If your panel needs work, we do it with the same crew on the same week.

Final payment after walkthrough.

You sign off after we walk the install with you. Anything you flag, we fix. Your money clears only after you say it's right. That clause is in writing on every install.

"

Black Lotus might not currently have the marketing chops of the bigger outfits, it's worth giving them a meeting. We're glad we did. They charged us 1/2 of other bids I had gotten.

Anna Chen · Local Guide · 132 reviews · Verified Google review

Common scenarios

Common rewire scenarios.

Insurance demanded K&T removal.

Carrier flagged active K&T at policy renewal. We do partial remediation + documentation packet for ~$6K-$9K, which satisfies most carriers without a full re-pull.

See K&T + aluminum page →

Major remodel, walls open.

Right time for full rewire. With walls open, the price drops 35-45%. We coordinate with your general contractor.

Aluminum branch wiring (1965-72).

Different problem than K&T. CO/ALR remediation ($1,800-$4,200) replaces outlets + switches with aluminum-rated devices. Accepted by most insurers.

Common questions before you call

Quick answers before you call.

01 /

How long does a whole-home rewire take?

+
Partial K&T remediation: 5 to 8 days. Full rewire (closed walls): 10 to 14 days. Open-wall rewire during remodel: 5 to 8 days.
02 /

Do I need to move out during the rewire?

+
For partial remediation, no — work happens in basement, attic, and panel area. For full rewire (closed walls), some rooms are out of service for 1-2 days each. Most homeowners stay through it.
03 /

Will my insurance go up or down?

+
Almost always down (5-10% typical discount after K&T remediation). We provide the documentation your carrier needs for the discount.
04 /

Can I do partial rewire instead of full?

+
Yes — most Seattle homes only need partial K&T remediation, not full re-pull. We quote both based on your carrier requirements.
05 /

Do you patch drywall?

+
We make access holes and clean cuts. Drywall patching is a separate trade — we coordinate with your drywall contractor or refer one.
06 /

How much disruption during the work?

+
Power is out room-by-room as we work. Most days you have power in most of the house. We coordinate the schedule with you to minimize impact.
Schedule your consult

Free on-site evaluation. Written quote in 24 to 48 hours.

Same-day diagnostic for furnace, AC, or electrical service calls within our primary area. King, Pierce, and Snohomish counties.

Hours Mon-Sun · 7 AM – 8 PM
Service area King · Pierce · Snohomish

Three Seattle-born partners. 30+ years combined HVAC experience. Master electrician on every consult. PSE Trade Ally with the $1,200 rebate priced into your quote.

Call (206) 200-9134 · Free quote