Rewiring - cost

vegasvisitor

Does anyone know how much it might cost roughly to re-wire a 3 bedroom, 3 public room Victorian Semi? We're looking at one that's on the market and due to the general condition of the house we're thinking that it might need to be done. We're not 100% sure, it's just an assumption due to the general state of repair.

We're in Scotland, so not London prices or anything, I realise things cost a bit more down south.

There's also a run in the floor of the front room and hall downstairs, but no-where else in the house. This is going to be fixed by the owner, and we are considering viewing again afterwards. Apparently it's caused by subidence when the house was 30 years old, so probably 80 years or so again, and it's been surveyed and decided it shouldn't move again therefore should be fixed. Anyone know anything about that?

suisidevw

Approx £3k.

With regards to subsidence, get a structural engineer out! You don't want to buy a house that could fall down and uninsurable!

zax47

This is a good place to find comparative costs for electrical work. The price can also change whether you want to do it before occupying it or not. I HATE doing occupied re-wires - they take so much longer. If you are planning a "back to brick" re-vamp then that's the best time for a re-wire by far!

27col

As zax47 says, it is very difficult to wire a house with someone trying to live it. I quite often managed to persuade the owners to go away for a few days. Made it easier for me and less stressful for them. Also it meant that I did not have to replace boards until the job was nearly finished.

TEDDYRUKSPIN

suisidevw wrote: »

Approx £3k.

With regards to subsidence, get a structural engineer out! You don't want to buy a house that could fall down and uninsurable!

Spot on. Around £3k depending on what has to be done. Some may overcharge you as much as £6k.

vegasvisitor

Thanks so far.

I don't know if I'm just supposing that it would need a re-wire. I mean how would I actually know?

Here's some pics to give you an idea of how dated it it - any thoughts?

As for the structure, there's been a structural engineer in (after a potential buyer was put off by results of survey), so they've decided to undertake the work to try to sell the house. Of course I'll be checking on that if we were to consider the house - both visually checking the floor again, and also asking about the work done and who inspected it.

newbie1980

lesley74 wrote: »

Thanks so far.

I don't know if I'm just supposing that it would need a re-wire. I mean how would I actually know?

Here's some pics to give you an idea of how dated it it - any thoughts?

As for the structure, there's been a structural engineer in (after a potential buyer was put off by results of survey), so they've decided to undertake the work to try to sell the house. Of course I'll be checking on that if we were to consider the house - both visually checking the floor again, and also asking about the work done and who inspected it.

hi take a photo of fusew board and of a couple of lights maybe tops off and will tell us more

dave (Part p sparky)

baldelectrician

I would suggest getting the electrics checked first

A full elecrical check / report (PIR) is the best course of action

The electrics may be 40 years old and only need certain updating

You should use a competent person for the work, links below
In Scotland:
Individuals registered;
http://www.sbsa.gov.uk/register/ListAC.asp
Companies
http://www.sbsa.gov.uk/register/Sear...struction&ID=2
In England and Wales:
http://www.competentperson.co.uk

vegasvisitor

Thanks for that. If we go back for another viewing (after xmas once the floor work has been done) I will look for the fuse box and get a pic. Hubby used to be an electrician but not a domestic one, so he's really not sure about domestic stuff as he hasn't done anything other than really basic work in houses.

In my old flat I had an old style fuse box with fuse wire etc, so if something blew (only by silly use of extensions!) I had to take out the part and put new fuse wire in. In our current house it's the newer trip switch thing. My flat was victorian, current house is 1940s. I was never aware that my flat might need re-wiring. The house does have rather old style switches (sort of curved ones with flick switch), but who knows if this means there's anything wrong with the actual wires - perhaps just new fittings needed which hubby could do himself fine. Or is it possible that just a new fuse box could suffice, using old wiring and could be cheaper than ripping everything out?

I'll have a better look, take pic etc if we go back. I take it the estate agent will allow picture taking? I suppose it's not that odd?

Laz123

It cost me £5k for a 3 bedroom terrace in South. It took 2 weeks, with 10 days unoccupied.

DVardysShadow

lesley74 wrote: »

... The house does have rather old style switches (sort of curved ones with flick switch), but who knows if this means there's anything wrong with the actual wires - perhaps just new fittings needed which hubby could do himself fine. Or is it possible that just a new fuse box could suffice, using old wiring and could be cheaper than ripping everything out?

Generally, it is wiring which ages and needs renewing. If it is lead wiring, you should condemn it instantly - although I have seen lead wiring in about 1998 where the rubber is as fresh as the day it was made in the 1930's. But you would have to strip it down to find out. Similarly, rubber cable should be culled.

Changing the fuse box will not improve the wiring.