can I lower price for electrical wiring

ReadingTim

You may also wish to re-read the survey and determine whether the property actually needs a complete re-wire (ie fabric braided mains cables, round pin sockets, old style fuses, property a potential death trap), or whether the wiring is old, but perfectly safe.

Often, the survey may say something to the effect that the wiring may not meet modern standards, which is not unexpected in an older house, and with evolving electrical standards, but that doesn't mean it's unsafe, or that the work actually needs doing - it's just the surveyor (who's not a qualified electrician) covering his @rse!

Obviously, a qualified electrician will be able to give a more expert view; see what they say if you can't determine from a second reading of the survey, and your own recollections of the state of the wiring and fusebox in the property, and that should give you an indication as to how receptive the vendor might be to you attempting to reduce the price.

missjy

I know - alot of stuff in the survey is x, y, z may be a,b,c but I can't say so get another professional to check it out. They've asked for the boiler to be checked by a Gas Safe Engineer so I rang the EA this morning to ask the vendor whether he would be able to do this (costs about £45 for a safety certificate). I am wondering whether instead of a survey it would have been better (and cheaper) to take an electrician, roofer, central heating guy and a plumber to give their professional opinions and free no-obligation quotes rather than a £450 survey!

G_M

missjy wrote: »

The surveyor says that it needs rewiring. Am hoping to take a NICEIC electrician to have a look in the next few days.

I'm surprised. Surveyors ar not electricians so very rarely make this judgement.

They frequently say things like: "the fusebox/wiring/whatever appears dated and may/does not conform to current standards" and/or
"we recommend the buyer obtains a qualified electrical report.

This is NOT the same as saying the property needs rewiring.

Very few homes conform to current standrds (which change/get updated regularly) and there is nothing wrong with that. The standards apply to new wiring. Existing wiring does not have to be updated every time the standards change.

john_white

golddustmedia wrote: »

I don't think you should feel awkward about this. Quite legitimately your survey has idenitified a fault with the property. It's quite reasonable for you to submit a revised offer in light of this information. However don't be afraid to negotiate over it. If for example the rewire may cost £2k, initially submit an offer of £2k less, but consider splitting the cost and agreeing a price £1k lower?

If you're not confident about doing this with the seller then deal with the estate agent who has a vested interest in the deal going through and will act as a mediator perhaps convincing the seller of the merit of your position and revised offer. Don't be hesitant, just pick up the phone and talk about it. You won't get anywhere by staying quiet and worrying about it!

Maybe I missed it but, I can't see where the surveyor said there was a fault which is causing an issue of non working or dangerous electrics.

If I were the vendor, my first questions would be, what was it valued at, and can i see the detail. Of course the OP doesn't have to provide this but, if the valuation was OK I'd be less inclined to review the price, if less so if I just had to accpet that the whole house needed a rewire with no evidence.

missjy

Lol am sorry about the confusion - you can it's my first time buying a house and I think I've managed to work myself into a state. When we went to view the property we did ask the EA about the electrics and he said (without looking at anything) that it might need rewiring. The surveyor wrote: 'Although satisfactory for mortgage purposes it is unlikely that the installation meets current NICEIC standards and upgrading works may be required in order to meet those standards. If you wish to be fully assured that the installation meets current standards you should arrange for an inspection by an NICEIC electrical contractor prior to purchase otherwise you must accept the risk of defects existing.'

I am obviously concerned about safety as I have a young child. I am also wary that an electrician may come and say 'yes it does need redoing' in the hope that he can earn himself some money. Hence I am taking two different electricians at different times of the day so I can be sure. Watching a programme about cowboy builders on the bbc this morning hasn't helped my confidence!! It is possible for the electrics to NOT meet current standards and still be safe and usable? And would an electrician tell me that honestly?

Riq

Get a few quotes, pick the two most expensive quotes and go to the estate agent and ask them for money off.

That's what I did the chimney in my house.



My parents house has only just got upto to standards having been in the same condition for years when I was growing up. I managed to survive. It's entirely possible to be completely safe but not upto standard.

But then I didn't go around poking knitting needles into plug sockets like somone I know. Idiot he was to be fair.

G_M

missjy wrote: »

Lol am sorry about the confusion - you can it's my first time buying a house and I think I've managed to work myself into a state. OK - calm down! It's not that bad!When we went to view the property we did ask the EA about the electrics and he said (without looking at anything) that it might need rewiring. EAs know NOTHING about electrics and should NOT be relied on/listened to. Use your own surveyor. The surveyor wrote: 'Although satisfactory for mortgage purposes (note: key point!) it is unlikely that the installation meets current NICEIC standards See below and upgrading works may (covering hi *rse cos he does not know)be required in order to meet those standards. If you wish to be fully assured that the installation meets current standards you should arrange for an inspection by an NICEIC electrical contractor (in other words "I don't know, ask an expert")prior to purchase otherwise you must accept the risk of defects existing.' NOW I believe what you're saying. This is standard stuff written in MOST surveys!

I am obviously concerned about safety as I have a young child. I am also wary that an electrician may come and say 'yes it does need redoing' in the hope that he can earn himself some money.Possible, esp if you ask for a free quote. If you pay for a report, you should get an honest assessment. Hence I am taking two different electricians at different times of the day so I can be sure. Watching a programme about cowboy builders on the bbc this morning hasn't helped my confidence!! It is possible for the electrics to NOT meet current standards and still be safe and usable? And would an electrician tell me that honestly?

Absolutely possible. My 1851 house had 1950s wiring which was dangerous so I had it re-wired 12 years ago, to meet the stanfards in force at that time. Since then the standards have changed (I think) 4 times, so my wiring does not meet current standards. Is it safe? Of course! Do I spend money on electrical upgrades every 2 years to keep up with the standards? Of course not. Does anyone? No!!!!

Will and elcrrician tell you honestly? If you pay him, probobly. If you get him to do free work (ie give you a quote for nothing), he's more likely to recommend work that needs doing.

gazebo

how are you getting on with the other things that have been flagged on the survey? The £450 you spent is well spent, because it has highlighted things that you wouldn't have picked up on. If you'd taken along the tradespeople for quotes, they'd potentially have quoted a lot more than you'd be able to negotiate off the purchase price.

missjy

Thanks GM - I think I panicked when I first saw the report!! Will be in a better position after Friday. Have got two different electricians coming to give their professional opinion. Will let you know how it goes!

ReadingTim

I'll pre-empt the electricians for you - the wiring isn't dangerous, merely old. If you're planning on running a significant number of appliances, it might be worth updating some aspects of the property's electrical setup, but it's perfectly fine for standard domestic use for the foreseeable future. Any upgrades are entirely up to you.

I'll also pre-empt the vendor's response for you, should you try and deduct the cost of the work from the purchase price - the wiring's perfectly safe and doesn't need to be done. If you want it done, pay for it yourself after you've bought the house