FTB electrics check question

First_2

Hi,
I'm a FTB and would like some advice on how to check some electrics on a house we've put an offer in for. The HIP said that the electrics were last checked in 2009 but there was no report. When asked the owner said that his dad was a retired electrician so had done the electrics for him. It's a 1930s end terrace, all sockets and light fittings are modern and there's a modern fuse box installed.

The owners have been in the house over ten years and it's in good condition. They've done the house up a lot - conservatory added, newish kitchen and bathroom, they all are well built - the boiler is also relatively new and is British Gas certified and serviced so nothing else suggests a slap-dash approach. But needless to say before we agree to buy we want the electrics certified, but I'm not sure how to go about this.

The mortgage providers offer a Homeowner survey for £500 (which I know won't cover the electrics in any depth) and a structural survey for £1000, but I'm not sure how far that will go. Should I specifically pay for an electrician to do a check then just have the Homeowner survey if it passes, or should the 'full' survey include an in-depth electrics check?

I want the electrics looked at for my peace of mind, but also how do I know the electrician won't suggest a full re-wiring even if it's not needed? Any advice appreciated.

Thanks

timmyt

if 2009 works have been carried out, then your lawyer will be asking for certification required to comply with curretn legisation (carried out by a 'competent person') unless your lawyer can be satisified that what was done did not need a comptentnt person to carry it out.

otherwise, electrics are for you to check if you are worried. Surveyors are not qualified so you wil not get anything in there.

ask the seller if they are aware of any probelms, but it is a judgement call do bother.

First_2

HIP question 12 asks 'When was the electrical wiring in your property last checked". Answer: 2009.
12a: "Is a report available" Answer: "No"
Would my solicitor normally request some sort of check on this?

Also the full survey says "Testing of services, such as electrical equipment or central heating" is included, level of detail by arrangement. Which is why I was asking if this would be picked up there.

Is there anything specific an electrician can be asked to do - can they check and certify the electrics?

G_M

If you want the elecrics checked, use an electrician. A surveyor will glance at them and then recommend getting an electrical inspection. (because he's not qualified to do or say any more than this).

But in my opinion you are being over-cautious.

all sockets and light fittings are modern and there's a modern fuse box installed.... nothing else suggests a slap-dash approach.

needless to say before we agree to buy we want the electrics certified,

Why? There seems absolutely no reason to suspect a problem.

First_2

G_M wrote: »

But in my opinion you are being over-cautious.

If it turns out just to be paranoia on my part then I'll be very happy!

A friend of mine bought an old house years ago and did the re-wiring himself, but I'm sure he had to have an electrician come in at the end to certify it to make it legal?

If someone was to get a gas boiler installed by their retired dad who was not Gas Safe certified any more that would be a problem. Is it not the same with electrical installs? If a certified electrician did work in the house and I bought it and found there was some sort of mistake made with it then I would be able to get it sorted. Just after reading various horror stories and words of warning on this forum maybe I am just paranoid about buying a house and having to get it rewired.

Milliewilly

All the surveyor will do is check everything works. I would be wary that an electrician / gas 'engineer' etc will be touting for work.

If you find a 'problem' that a certified electrician has left once you move in, good luck on getting them to come back and put it right.

Milliewilly

If someone was to get a gas boiler installed by their retired dad who was not Gas Safe certified any more that would be a problem.

That would be my preferred option than someone out of the Yellow Pages anyday.

Owain_Moneysaver

Any contract with a gas or electrical installer is between the current owner and the installer, so whoever did the work your only remedy is against the current owner.

It's quite possible the wiring was checked, for whatever reason, in 2009, and either the inspector did not issue a Periodic Inspection and Test certificate because a verbal report was all the owner wanted, or the certificate has been lost.

It is also quite possible that wiring more than a few months old would 'fail to meet current standards' as the Wiring Regulations were updated quite recently to the 17th Edition; such a report might cause unneccessary alarm.

I suspect that a surveyor's "testing of services" would be limited to seeing if the lights turn on.

If the electrics are reasonably modern (post c. 1990) and haven't been bodged then I wouldn't worry about them.

First_2

Is this some sort of first on this forum - all replies so far being "Ah, don't worry about it, it'll be fine". I was expecting horror stories of houses burning down and thousands of pounds being needed

Radsteral

house we bought had old , a very old fuse box.. my mate , electrican checked it and although old he said there is no thing wrong with it

the only person to tell you is an electrican

RLH33

If you are that worried about the electrics then you will need to get a certified electrician to come and look at them. Make sure you get one that is a member of one of the electrical 'bodies' such as NICEIC and try, if you can, to get one on recommendation. You need to get them to do a Periodic Inspection Report and you are looking at paying around £75-80 plus VAT (south west prices).

However don't be alarmed if the house is not up to the current regs as they have changed quite a lot recently. It is quite probable that the house is not up to the 2010 regs but are perfectly safe so it may be worth discussing this with the electrician so that you are clear whether any extra work is really necessary.