Remedial works quote following EICR

saltbartechnologies

Hi all, as I'm soon to become a landlord I've had a EICR performed on our property and it's come back as invalid with a list of about 5 C2 (urgent attention needed) issues.

1. The first couple are smaller bits of work such as fitting some earth-sleeving, and rewiring the front door bell with proper sleeving to the connections.

2. There is then the lighting issues where it recommends all downlights are replaced for fire-rated ones. I had previously noted that there is nothing above these lights in terms of heat protection, and that the loft is both dusty and has loft insulation although it has been cut away from where the lights actually are. I had concluded myself that this could be a risk and started investigating thermal covers a while back, however I didn't see that through. I have read a fair bit this morning and note that fire-rating is actually more about creating a ceiling seal for (30, 60 or 90mins)in the event of fire, and that this is generally not mandatory exept in a few situations such as new-build/refurb, or perhaps where residency exists immediately above. Either way I am happy to act in the name of best-practice and safety given this is for tenants, but the quote is what I'm aiming at verifying.

3. Same for the shower where a single IP fire-rated down light has been recommended.

4. The bathroom extractor operates of 240v mains, it was recommended that this be replaced for a LV version. Apparently 'mini-trunking' could be required to complete this.
Similar to the down-light, anyone know is this is current best-practise or poses an unacceptably high risk as it is? Just don't want to be paying for things that aren't really necessary.

5. There was a high r1+r2 reading, so it was recommended to check all light connections / fasten earth wires. This could be costly in terms of the labour I suppose. Also the owners before appear to have done a lot of DIY on the lighting circuits.

The Quote;

so that initial report already cost me £204 incl vat.

the quote for remedial works is £1374.00 incl vat. :shocked:

This in a 2 bed 1st floor maisonette, relatively basic and fairly modern electrics, 5 circuits, of which 1 is the entire lighting circuit. SW20 area.

I guess my question and feeling is, I think can take care of purchasing and swapping the downlights myself. I'll get a second quote on the other bits, but any thoughts on the necessity of all the works, and the initial quote would be appreciated.


"..had I been drinking from the toilet, I might have been killed!" AV :A

pitkin2020

saltbartechnologies wrote: »

Hi all, as I'm soon to become a landlord I've had a EICR performed on our property and it's come back as invalid with a list of about 5 C2 (urgent attention needed) issues.

1. The first couple are smaller bits of work such as fitting some earth-sleeving, and rewiring the front door bell with proper sleeving to the connections.

2. There is then the lighting issues where it recommends all downlights are replaced for fire-rated ones. I had previously noted that there is nothing above these lights in terms of heat protection, and that the loft is both dusty and has loft insulation although it has been cut away from where the lights actually are. I had concluded myself that this could be a risk and started investigating thermal covers a while back, however I didn't see that through. I have read a fair bit this morning and note that fire-rating is actually more about creating a ceiling seal for (30, 60 or 90mins)in the event of fire, and that this is generally not mandatory exept in a few situations such as new-build/refurb, or perhaps where residency exists immediately above. Either way I am happy to act in the name of best-practice and safety given this is for tenants, but the quote is what I'm aiming at verifying.

3. Same for the shower where a single IP fire-rated down light has been recommended.

4. The bathroom extractor operates of 240v mains, it was recommended that this be replaced for a LV version. Apparently 'mini-trunking' could be required to complete this.
Similar to the down-light, anyone know is this is current best-practise or poses an unacceptably high risk as it is? Just don't want to be paying for things that aren't really necessary.

5. There was a high r1+r2 reading, so it was recommended to check all light connections / fasten earth wires. This could be costly in terms of the labour I suppose. Also the owners before appear to have done a lot of DIY on the lighting circuits.

The Quote;

so that initial report already cost me £204 incl vat.

the quote for remedial works is £1374.00 incl vat. :shocked:

This in a 2 bed 1st floor maisonette, relatively basic and fairly modern electrics, 5 circuits, of which 1 is the entire lighting circuit. SW20 area.

I guess my question and feeling is, I think can take care of purchasing and swapping the downlights myself. I'll get a second quote on the other bits, but any thoughts on the necessity of all the works, and the initial quote would be appreciated.


"..had I been drinking from the toilet, I might have been killed!" AV :A

Hard to answer but, lighting. Obviously you have down lighters, if the electrician is talking about replacing them for LED downlighters you'll be talking about £30 a light little less for normal downlighters but should give you an idea of price. Obviously labour will bump that cost up.

Shower light should be suitably IP rated, and if your going to rent the property ditch the downlighter and fit a standard bathroom light.

Extractor fan, 240 v can be used within a bathroom it just depends where it falls and has to be out of the zones, if the ceiling is over 2.35m (IIRC) it should be out of the zone!!

Point 5, a High R1+R2 could be a loose connection and could be worth investigating depends on the other test results though as to whether or not its a major issue.

Now you have an EICR get some sparks round for quotes and go from there.
I would say though if your going into the rental market, let the spark supply the fittings as he/she will have to give a warranty on them so if they do go down they will repair/replace. You supply they will charge for fixing them etc

As for the 5 circuits and your single lighting circuit, its a non issue really as long as its suitably protected. It would only really be an issue if you had dozens and dozens of lights. As its a 2 bed flat your probably running less than 10 lights

brightontraveller

Asking if a quotes fair without stating what its for what they are doing number of lights, cable etc is a not going to help you save money and answers you get would be at best uniformed guess’s at worse dangerous

brett84n

How many downlighters? Is there loft access above them?

fluffpot

If there is not a separate (ie separate property) habitable space above the ceiling, then you don't have to have fire rated down lights.

As others have said, if the fan is outside zone 1 of the bathroom (Google it) and is suitably IP rated (IPX4 or above) then it can be mains. If the spotlight is outside zone 2 of the bathroom (ie above 2.25m), then it doesn't have to be IP rated.

I agree, use the EICR to get a few more prices. You can probably just email it and ask for prices rather than having to arrange visits.

One of the problems with EICR's is that coding can vary wildly. For example, I would not have given all those things on your list a code C2. Code C3 more probable

HTH