Surface Wiring - and Inspections

[Igor Messano]

Hi Everyone,

I am in the process of buying a property (4 units) that has surface wiring throughout. 2 of the units I would be rehabbing upon purchase which will require drywall over plaster. Since the wiring is on top of the current plaster I need to either run the wire inside the plaster wall before drywalling (preferred) or just have the surface wire re-installed after the drywall is installed.

Any ideas of approximate costs for running existing wiring inside plaster? I am in the Philadelphia area. The apartments needing rehab are approx: 

1) 2/1 650 sqft
2) 1/1 450 sqft

Also - Outside of an electrical inspection, do I open myself up to anything else as far as inspections are concerned by pulling electrical permits etc? I would like to avoid having the city start to scrutinize everything in the property given a full gut rehab is not in budget. The remainder of the rehab is cosmetic with new tile, floors, vanities, paint, etc.

[Trenton Miller]

Is the surface wiring housed in conduit?  Does local code not allow surface wiring?  If your main goal is to get the wires behind the wall then I would hire an electrition to accomplish this task alone.  Electricians are excellent at opening up drywall...  Once the electrician's work is complete I would sub a drywaller to take care of repairs.  The national average for drywallers per day is $470.  4x8 sheets of drywall run about $12 and mud is cheap so materials should be minimal.  If it were me doing the job labor alone would be around $3,500.. after electrical expenses.  The type of finish will also contribute to the overall price (i.e. smooth finish, orange peel, knockdown..)

Keep in mind I am in Los Angeles.  Prices can fluctuate greatly based on geographic location.