New build downlighters/voiding electrical warranty.

SilverSix

This isn't so much a quote query but bare with me.

I'm buying a new build which is due for completion in October. As part of the upgrades I would like downlighters in the courners of certain rooms, some on the landing/hall, also some in the kitchen and bathrooms.

In total it works out between 40-45 lights throughout the house (I am aware of the cost of using these and will be considering LED bulbs before it's mentioned) I also plan to keep the pendant light fittings as the downlighters will be mostly a feature when entertaining etc so will be on separate circuits too.

My developer wants £50 for a standard fitting, and £65 for a splash proof IP65 bathroom fitting. Insanely over priced.

I have contacted the spark directly who will be wiring the house who has said he can lay wiring during the build to agreed locations to allow for extra lighting to be fitted after the build is complete and signed off. He has estimated £15 per unit to wire & come back to fit. I can supply the downlighter & transformer for just under £10 a piece for regular & splash proof. So roughly £25 per unit. They are fire rated fittings for the record.

So I'm looking at a cost of around £1000 as opposed to £2500.

He has however said that extra electrical installations will void the 2 year warranty on all electrics for the house. £1500 is a huge saving. He has said if there's a problem then he's happy to come back to sort anything out as he will be on site for a few more years anyway, however if he's not available then I'd have to fork out for any repairs. He is of course fully qualified and it will be a completely safe install.

Part of me is fine with this, though I would want to give it a month or two for me to move in and also to give anything the chance to go wrong (post snagging) whilst my warranty is still valid.

To clarify cables will be left in the walls hidden from the inspectors when the house is signed off. He will then come back and chop out the holes and wire everything up.

Has anybody done anything similar or have an opinion they would like to share?

Thanks

Ben

phill99

How can your warranty be invalid? Provided the specification for the original builders install has been adhered to and has been signed off by the installer, then the warranty must stand. It may be that there will be no builders warranty on the extra work, but if the sparks has done it as per 17th Edition, there shouldn't be any problem.

I'm not convinced your sparks is corrrect.

SilverSix

phill99 wrote: »

How can your warranty be invalid? Provided the specification for the original builders install has been adhered to and has been signed off by the installer, then the warranty must stand. It may be that there will be no builders warranty on the extra work, but if the sparks has done it as per 17th Edition, there shouldn't be any problem.

I'm not convinced your sparks is corrrect.

Thanks for the quick reply.

I will have to clarify with him and also my developer myself 'should I have extra work done after the build' .

I did ask if it would just be no warranty for any wiring, or just the electrics, to which he replied it would be all (he might have just been covering himself). Doesn't seem particularly logical to void all the electrical warranty.

The Taylor Wimpey Warranty

The Taylor Wimpey warranty lasts for two years from the date of legal completion. It covers items not included in the NHBC Buildmark scheme. We guarantee everything for that period supplied by us as part of your new home for all defects caused by faulty workmanship or materials.

Our warranties do not cover:

• problems with any workmanship, materials or appliances which were brought to the property by the owners or occupiers or have been added since legal completion
• damage caused by storms or by accident, negligence, abuse, or poor maintenance of the property or appliances, including blockages caused by inappropriate disposal of waste
• cosmetic defects to decoration, tiling, textured ceilings, kitchen units, fitted bedroom and bathroom furniture, worktops, sinks, sanitary ware, appliances, glass or other items which are not reported within seven days of legal completion
• any problems caused by natural shrinkage or condensation.

I think that the developer wouldn't sign off any electrics should they find 40 downlights installed that they haven't been paid for :rotfl: