Re-wiring

playuppompey

First time poster so very grateful for any advice that can be offered.

We are in the process of buying a house - semi-detached, 3 bedroom, 1950s, in the Tyne + Wear region. It's in good structural condition and well-presented, but we were aware (and our survey confirmed) that the electrics hadn't been upgraded in c. 30 years. The price we have agreed to pay reflects the results of the survey and the likelihood of needing to have it rewired, either fully or partially.

We've now had a first quote from an electrician who has recommended a full re-wire and has quoted 3750 + VAT. This includes the cost of making good the plaster. This seems toppy to me judging by quotes on here and on various other internet sources, but I would welcome any comments from more experienced heads. We would not be looking to move sockets around or do anything particularly creative/dramatic to the existing system, other than upgrading it to ensure it is safe and functional.

I should say that we will in any event be obtaining quotes from at least two other electricians but are presently limited as we haven't completed yet and don't think we can reasonably expect the seller to allow a procession of tradesman through his door at this stage.

Apologies for the length of the post.

ncooper1974

I dont actually think thats a bad price, especially if they will make good the plaster after.
I also live in a 1950s house, and if its anything like ours, prepare for lots of mess. The internal walls are solid brick, and it took them ages to do all the chasing.
We paid £3400 for ours - that was for a full rewire, but also included spots in the kitchen and hallway, smoke detectors, heat detectors and new sockets/lights in all the rooms.
Also, it was from a friend, so we got a bit of a discount too.

cattie

Even though you say you don't want to move sockets around, the up to date regulations state a lower level for light switches & a higher level for sockets than was usual in the past. Partly it's to make things more accessible for the less able bodied.

I've just posted a reply to somebody else on my experience with rewiring & how much I paid. The price you've been quoted doesn't sound bad but it's the vat on top that's a killer.

fluffpot

FYI unless building control are getting involved, then you don't have to follow the new socket/switch heights (although there's nothing to stop you of course!)

Try and get an estimate from a smaller non VAT registered company if you can to see if they are more competitive

SB

cattie

fluffpot, even if building control isn't involved don't you have to have a certificate of current regs or something with a rewire to show it was done to current standards?

I probably don't know what I'm talking about as mine was signed off by buildings control due to refurbishment of my house.

zax47

cattie, yes - the installer will have to complete an EIC (Electrical Installation Certificate) and a full schedule of test results BUT the rules about socket heights etc. apply to NEW installations (new build or extension etc.) not replacements on/of existing circuits. Just because you have a new CU or a re-wire then you aren't forced to move all sockets & switches to between 450mm and 1.2m - although you are perfectly free to do so, if you wish. If I find old skirting board mounted sockets then I always raise them up from the floor - they are a bad idea for so many reasons (Hoovers, bent/worn plug cables etc.).

You do, however, have to comply with the latest rules about accessibility for the Consumer Unit - not allowed to stick them in low down or high up places anymore, so be prepared for the CU to be in a different (better) place after a re-wire.

mahoney

Can I ask if this was the normal survey which the bank sends round, or was it a structural survey?
Thanks

playuppompey

It was mentioned in the homebuyer's survey we had done, as well as being picked up on in the basic mortgage valuation survey