Electrical tet?!

MelaBella

Guys,

Thank you for all your previous comments on my flat purchase process you make the life of the FTB less stressfull:)

One of thing my honebuyers report highlighted (3 rating) is that I need to call for electrician to do an electrical tests and provide a report and quotation if any work is required. I have spoken to few electricians and they quoted me 140 quids for their work, howver they offered a visual test which is 2 times cheaper where they can just say by looking at the things if any work is needed so that I can knock down the price.

This so called visual test doesnt sound very assuring to me, so I wonder if anyone go any experience with this. wherether should I gp fro the full test and if yes, is the vendor/me responsible to pay for hat. Any advise?

THanks!!!
Bella)

poppysarah

For £5-10 ish you can get a 13 Amp Electrical Socket Tester
on ebay

You will find this tests the sockets as to whether they're safe or not.

The rest is visual - are covers and fittings in good order? Are light cables frayed?

You can check yourself 'visually' and then ask for quotes to resolve any issues you spot.

Ask the surveyor which bit he was meaning - whether all or just one section of wiring.
It might be something really obvious that is worth just getting a quote for rather than a whole rewire being needed (1500 quid plus)

kingstreet

Are you applying for a mortgage?

Does your mortgage report and valuation stipulate an electrician's report is required?

If it does, you have little choice but to have a full inspection carried out and a report issued. Forward it to the lender on receipt.

If this is simply an advisory issue on your Homebuyer's, the surveyor is probably giving you advice that the electrical system may not be "to code," which is probably true of any property more than about three years old as the rules change regularly.

MelaBella

poppysarah wrote: »

For £5-10 ish you can get a 13 Amp Electrical Socket Tester
on ebay

You will find this tests the sockets as to whether they're safe or not.

The rest is visual - are covers and fittings in good order? Are light cables frayed?

You can check yourself 'visually' and then ask for quotes to resolve any issues you spot.

Ask the surveyor which bit he was meaning - whether all or just one section of wiring.
It might be something really obvious that is worth just getting a quote for rather than a whole rewire being needed (1500 quid plus)

I dont think I will be able to comment on electrics myself:) i dnot have any clues what it is all about:p surveyer didnt specify anything, he just mentioned that i need to do electrical test and also ask for report if any work is required.

so i would need someone to have a loot at it, just wonder if this visual tests are reliable or should i go for a full test:)

MelaBella

kingstreet wrote: »

Are you applying for a mortgage?

Does your mortgage report and valuation stipulate an electrician's report is required?

If it does, you have little choice but to have a full inspection carried out and a report issued. Forward it to the lender on receipt.

If this is simply an advisory issue on your Homebuyer's, the surveyor is probably giving you advice that the electrical system may not be "to code," which is probably true of any property more than about three years old as the rules change regularly.

yes, its a issue on Homebuyers, and not the lender's requirement. Surveryer told me its a standard thing they put and he cant advise if the are any problems, only e;ectrician can.

Fire_Fox

How old is the flat and how old is the wiring? Is there a modern circuit breaker, plenty of sockets in every room and a separate ring for different areas?

G_M

MelaBella wrote: »

yes, its a issue on Homebuyers, and not the lender's requirement. Surveryer told me its a standard thing they put and he cant advise if the are any problems, only e;ectrician can.

That is the key point. He cannot comment. He does not know.

He's not saying you MUST, or aveb SHOULD, get it testwd. He's saying "I have no idea about electrics so IF you want to know about electrics you'll need an electrician.

There are really only two reasons why the electrics might be a problem (in general):

1) it's a very old property and the elctrics have not been updated since 1950 (or the 60s). Until around then wiring was usually rubber, which decays, leaving exposed cable which is dangerous. Most properties that age or older will have been re-wired, but if you know the last owner was an old couple who lived there 60 years and never renovated, beware.

A good indication is to look at the consumer unit. If it is an old-fashioned fuse box, using cable fuses, chances are the whole house needs re-wiring. If it is a modern(ish) unit with trip switches, you're probobly fine.

2) dodgy DIY. If the previous owner(s) did bodged DIY, adding sockets here and there etc, they may have done so in a dangerous way. Again, you can often tell if an owner was a DIYer, or if extra electrics have been added.

Having said all that, if it's a newish property, built in the last 20/25 years, the elctrics should be fine (subject to DIY!)

So. You assess the property and make your decision:

1) new property - looks OK "I'll do nothing"
2) old property/lots of DIY "I'll pay to get it checked" (visually or full report
3) I'm paranoid so "I'll get it checked even though it's a brand new flat with a Building Regs certificate and NHBC warrenty!"

MelaBella

G_M wrote: »

So. You assess the property and make your decision:

1) new property - looks OK "I'll do nothing"
2) old property/lots of DIY "I'll pay to get it checked" (visually or full report
3) I'm paranoid so "I'll get it checked even though it's a brand new flat with a Building Regs certificate and NHBC warrenty!"

Its an old typical 1900s conversion ,havent noticed much of DIY...and im paranoid:) vendor lived there for 12 years and havent done anything.

Lizling

I'm in a similar position - moving into a 1950s place where the electrics were flagged up as a 3 on my homebuyers report.

Originally I was just going to have a quick check done on the basis that it was just 'not meeting current standards, but not actually dangerous' sort of problems, but having seen the general quality of the work the previous owners had had done, I've changed my mind and I'm getting the full £140 check. I wouldn't want something to be missed and only find out about it after I've redecorated. For me it's worth it for the peace of mind too - I'm feeling deeply paranoid about touching any of the electrics and I won't touch the light switches at the moment!

MelaBella

Lizling wrote: »

I'm in a similar position - moving into a 1950s place where the electrics were flagged up as a 3 on my homebuyers report.

Originally I was just going to have a quick check done on the basis that it was just 'not meeting current standards, but not actually dangerous' sort of problems, but having seen the general quality of the work the previous owners had had done, I've changed my mind and I'm getting the full £140 check. I wouldn't want something to be missed and only find out about it after I've redecorated. For me it's worth it for the peace of mind too - I'm feeling deeply paranoid about touching any of the electrics and I won't touch the light switches at the moment!

So, have you already completed? Did you consider doing this check before exchange? I was advised to check electrics asap so that if rewiring is needed i can knock down the price, thats the main reason i want to do that:)

Lizling

MelaBella wrote: »

So, have you already completed? Did you consider doing this check before exchange? I was advised to check electrics asap so that if rewiring is needed i can knock down the price, thats the main reason i want to do that:)

Yup, already completed.
I didn't do it before exchange because I was buying with the full expectation of needing to spend a few grand to make it habitable. I'd already renegotiated enough based on other things and don't think I'd have got it cheaper no matter what it showed up.