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#376099 - 05/18/11 06:13 AM Florida insurance rules / aluminum wiring
BPOmaster Offline
Veteran Member

Registered: 01/18/11
Posts: 904
Loc: FL
I recently had a listing inspected and the inspector made a big fuss to the potential buyer because the home had aluminum wiring and told the buyer the home would not be insurable until the wiring was changed to copper. This home was built in 1976 and I read that homes built prior to 1972 using 1350 series aluminum wiring were the homes in question not homes built in 1976 using a 8000+ grade wire. Does anyone know the story about this to confirm aluminum wires are normal and approved in the building code in 1976+ ? How does a inspector determine the series of wire in the home?
What are the insurance rules now on a FL home as it pwrtains to this issue?

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#384870 - 07/29/11 09:41 PM Re: Florida insurance rules / aluminum wiring [Re: BPOmaster]
Insurance Guru Offline
Member

Registered: 03/27/10
Posts: 13
Loc: Texas
The inspector is not an insurance agent-- He is not totally correct. There are several companies in the non-standard market that write insurance for homes with alum wiring. Also, there are standard carriers that will write insurance for homes that have alum wiring -BUT- have copper connected to the outlets--this is a much cheaper version than having the entire wiring replaced. I suggest that you can call 3-5 major insurance companies and ask them about their underwriting guidelines regarding alum wiring and alum wiring connected to copper.

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#384883 - 07/30/11 05:55 AM Re: Florida insurance rules / aluminum wiring [Re: Insurance Guru]
DRSRK Offline
Member

Registered: 07/11/11
Posts: 198
Loc: Phoenix
Originally Posted By: Insurance Guru
The inspector is not an insurance agent-- He is not totally correct. There are several companies in the non-standard market that write insurance for homes with alum wiring. Also, there are standard carriers that will write insurance for homes that have alum wiring -BUT- have copper connected to the outlets--this is a much cheaper version than having the entire wiring replaced. I suggest that you can call 3-5 major insurance companies and ask them about their underwriting guidelines regarding alum wiring and alum wiring connected to copper.


I have bought and sold many homes in the Midwest and have never had an insurance agent ask me what kind of wiring was in the house. Some of these houses were 80 years old and were insured by major (State Farm-American Family and the like)companies. They always seem to be more concerned how old the roof was and if it had a fireplace. Is this a Florida issue? Is an insurance agent supposed to ask if it has aluminum wiring?

Of the houses I have bought and sold some have had inspections by buyers and none have ever been turned down by buyers because of aluminum wiring and I know some of them did in fact have aluminum wiring. Maybe this is just a Florida issue because of humidity.

One thing I forgot to add there is an issue with aluminum wiring if the correct receptacles and switches are not used with it.This happened in the sixties when aluminum wiring was used more.I think this is the less costly fix that insurance guru is speaking of. Involves changing out switches and receptacles if they are not correct.


Edited by DRSRK (07/30/11 06:21 AM)
_________________________
“There are no secrets to success: don’t waste time looking for them. Success is the result of perfection, hard work, learning from failure, loyalty to those for whom you work, and persistence.” Colin Powell

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#384886 - 07/30/11 07:08 AM Re: Florida insurance rules / aluminum wiring [Re: DRSRK]
BPOmaster Offline
Veteran Member

Registered: 01/18/11
Posts: 904
Loc: FL
Originally Posted By: DRSRK
Originally Posted By: Insurance Guru
The inspector is not an insurance agent-- He is not totally correct. There are several companies in the non-standard market that write insurance for homes with alum wiring. Also, there are standard carriers that will write insurance for homes that have alum wiring -BUT- have copper connected to the outlets--this is a much cheaper version than having the entire wiring replaced. I suggest that you can call 3-5 major insurance companies and ask them about their underwriting guidelines regarding alum wiring and alum wiring connected to copper.


I have bought and sold many homes in the Midwest and have never had an insurance agent ask me what kind of wiring was in the house. Some of these houses were 80 years old and were insured by major (State Farm-American Family and the like)companies. They always seem to be more concerned how old the roof was and if it had a fireplace. Is this a Florida issue? Is an insurance agent supposed to ask if it has aluminum wiring?

Of the houses I have bought and sold some have had inspections by buyers and none have ever been turned down by buyers because of aluminum wiring and I know some of them did in fact have aluminum wiring. Maybe this is just a Florida issue because of humidity.

One thing I forgot to add there is an issue with aluminum wiring if the correct receptacles and switches are not used with it.This happened in the sixties when aluminum wiring was used more.I think this is the less costly fix that insurance guru is speaking of. Involves changing out switches and receptacles if they are not correct.

Great information, thank you. Problem in South Florida this time of year, you only have ONE choice of insurance companies. After arguing the inspectors report and bringing a licensed electrician, they tabled the issue on the report leaving the final decision to the insurance company's mitagator who must inspect the homes also before insurance is issued here. It's really tough here in FL during hurricane season. We have to turn to the last resort, state backed / funded insurer Citizens. Before we arrived at the final inspection, the buyer's financing was denied. We are now entering another contract and getting ready to go through the process once again. frown

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#384888 - 07/30/11 07:28 AM Re: Florida insurance rules / aluminum wiring [Re: BPOmaster]
DRSRK Offline
Member

Registered: 07/11/11
Posts: 198
Loc: Phoenix

Quote:

Great information, thank you. Problem in South Florida this time of year, you only have ONE choice of insurance companies. After arguing the inspectors report and bringing a licensed electrician, they tabled the issue on the report leaving the final decision to the insurance company's mitagator who must inspect the homes also before insurance is issued here. It's really tough here in FL during hurricane season. We have to turn to the last resort, state backed / funded insurer Citizens. Before we arrived at the final inspection, the buyer's financing was denied. We are now entering another contract and getting ready to go through the process once again.


I sure it must have to do with hurricanes but why would you only have one company to pick from this time of year? I guess I am glad my wife talked me out of south Florida or south Texas as a warmer destination to live. The only thing we worry about here in Arizona are the rattle snakes,Haboobs and centipedes. But we do have plenty of insurance companies to chose from. State Farm probably has twenty agents within a five mile radius of my house.

Have a good day


Edited by DRSRK (07/30/11 07:29 AM)
_________________________
“There are no secrets to success: don’t waste time looking for them. Success is the result of perfection, hard work, learning from failure, loyalty to those for whom you work, and persistence.” Colin Powell

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#384891 - 07/30/11 07:59 AM Re: Florida insurance rules / aluminum wiring [Re: DRSRK]
STEW Offline
Veteran Member

Registered: 08/27/07
Posts: 545
Loc: FLORIDA


Multiple insurance companies write policies in Florida, however some areas are deemed too high risk by traditional insurance companies and they wont write policies in these area. Thus the state sponsored Citizens is the only choice and they can be extemely difficult.
When an immediate huricane warning is in place all companies will freeze writing policies until this is lifted. Its not the season its the immediate threat. We have had many closings delayed for these reasons in the past active huricane seasons but so far this year is good.

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#384895 - 07/30/11 08:15 AM Re: Florida insurance rules / aluminum wiring [Re: DRSRK]
BPOmaster Offline
Veteran Member

Registered: 01/18/11
Posts: 904
Loc: FL
Originally Posted By: DRSRK

Quote:

Great information, thank you. Problem in South Florida this time of year, you only have ONE choice of insurance companies. After arguing the inspectors report and bringing a licensed electrician, they tabled the issue on the report leaving the final decision to the insurance company's mitagator who must inspect the homes also before insurance is issued here. It's really tough here in FL during hurricane season. We have to turn to the last resort, state backed / funded insurer Citizens. Before we arrived at the final inspection, the buyer's financing was denied. We are now entering another contract and getting ready to go through the process once again.


I sure it must have to do with hurricanes but why would you only have one company to pick from this time of year? I guess I am glad my wife talked me out of south Florida or south Texas as a warmer destination to live. The only thing we worry about here in Arizona are the rattle snakes,Haboobs and centipedes. But we do have plenty of insurance companies to chose from. State Farm probably has twenty agents within a five mile radius of my house.

Have a good day

That's all true and State farm does not write policies in S Florida at all anymore. Only car and misc. Any insurance company you go to this time of year will underwrite a policy with the one insurer, Citizens till we get past NOV.

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#386888 - 08/17/11 10:27 AM Re: Florida insurance rules / aluminum wiring [Re: BPOmaster]
Pikes Peak Offline
Major Contributor

Registered: 12/15/04
Posts: 2799
Loc: FL
Aluminum wiring can be "pig tailed" with copper connectors inside panels/junction boxes and switch/outlet boxes to make them safe.
It is not very expensive and locally acceptable by all insurance companies.

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#408067 - 06/05/12 02:34 PM Re: Florida insurance rules / aluminum wiring [Re: BPOmaster]
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7718
Loc: Vermont's North-East Kingdom
The only thing wrong with Life Insurance is that you have to croak in order to collect.

Plus . . . . it doesn't have anything to do with the purpose of this Forum.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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#408068 - 06/05/12 02:38 PM Re: Florida insurance rules / aluminum wiring [Re: BPOmaster]
Vermont Offline
Major Contributor

Registered: 04/12/08
Posts: 7718
Loc: Vermont's North-East Kingdom
The only thing wrong with Life Insurance is that you have to croak in order to collect.

Plus . . . . it doesn't have anything to do with the purpose of this Forum.
_________________________
Dale C. Hittle of GOLDEN RULE PROPERTIES in Glover, Vermont
Where We're Always Striving To Put Together "THE FAIR DEAL"

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