House Re-wire?

phoenix_w

PMurphy wrote: »

As an update, wiring hasn't been touched since the house was built in 1973.

Therefore a rewire would almost certainly be required. Damn.

Why would this require a rewire? As long as it was installed competently back then, the cabling is going to be PVC clad and your ring main(s) and lighting circuits are likely to be sized according to modern standards (although you probably may not have enough sockets, but these can be added without a rewire).

The only thing you may want to spring for is a new CU if you want RCD protection and the benefit of being able to turn off individual circuits at the flick of a switch.

If the wiring hasn't been touched since installation, it's more likely to be safe than having 90's 00's wiring which has had some DIY bodges

Risteard

All electrical installations deteriorate with age.

phoenix_w wrote: »

Why would this require a rewire? As long as it was installed competently back then, the cabling is going to be PVC clad and your ring main(s) and lighting circuits are likely to be sized according to modern standards (although you probably may not have enough sockets, but these can be added without a rewire).

The only thing you may want to spring for is a new CU if you want RCD protection and the benefit of being able to turn off individual circuits at the flick of a switch.

If the wiring hasn't been touched since installation, it's more likely to be safe than having 90's 00's wiring which has had some DIY bodges

phoenix_w

Risteard wrote: »

All electrical installations deteriorate with age.

I'm sorry, but this statement is a half-truth. Everything deteriorates with age, but plastic sheathed copper cable is likely to outlive most of us. Most electrical installations of that age do need maintenance - i.e. checking that wires have not become loose, sockets and switched are in good order and testing to ensure earthing is working correctly, but to suggest it needs rewiring solely on age when it's most probably in good working order is absolutely insane.

Unless the OP has some seriously demanding requirements (e.g. they need to run some heavy machinery in their home) the installation is likely fine, and upgrading to a new CU is prudent as it offers many safety features (and it means those things I mentioned above will get tested as part of the commissioning), but there is next to no evidence to suggest a rewire is necessary.

Risteard

phoenix_w wrote: »

this statement is a half-truth.

No it isn't. In fact it is one of the first things people are taught when undertaking a course on inspection and testing of electrical installations.

PMurphy

43 years is some pretty old wiring, but you are right i suppose. Also in terms of the previous tenant, she was almost certainly didn't do any work on any electrical work what so ever. I think what may happen is we make an offer subject to various reports, and i'll be there when this report is carried out and ask the question then and there about a CU (if it passes).

Bit shi**y though.

Risteard

There is no reason to be present during the inspection. When you receive the Report simply ask what remedial action is recommended to rectify the identified defects.

PMurphy

I'm sorry to sound incredibly thick, but can I just say (if it passes) would the existing wiring manage a new consumer unit? Or is that what you mean by remedial works required? As I thought someone said earlier that that kind of stuff wont be included.

I have however contacted an electrician who told me he'd do the report and tell me whether it would or not. I suppose this would be on the covering letter though.

Just don't know what to do. Pay for a report which confirms the states of the electrics, but doesn't really give me the answer I need. Or walk away not knowing, from a house that aside from a few things would be ideal for us.

Risteard

PMurphy wrote: »

I'm sorry to sound incredibly thick, but can I just say (if it passes) would the existing wiring manage a new consumer unit? Or is that what you mean by remedial works required? As I thought someone said earlier that that kind of stuff wont be included.

What I said is that the Report will identify non-compliances with the Wiring Regulations which could give rise to danger. They will be coded C1 (danger present - immediate remedial action required), C2 (potentially dangerous - urgent remedial action required), C3 (improvement recommended) or FI (further investigation required without delay).

It is not the place of the Report to propose what form the remedial work should take.

So it might make a statement such as "Insulation resistance for the installation measured between live conductors connected together to Earth measured with all circuits in parallel is below that required by BS 7671:2008 (2015)" with a Code C2.

It won't state that the installation should be rewired although this is likely to be the remedial action proposed by the Electrician.

In other words the Report deals with factual observations about the condition of the electrical installation - not subjective things such as the best way of dealing with these problems. As I said Electricians supply covering letters to advise of suggested remedial work (or an Electrician could be asked based on the Report). However without the Report being carried out no-one would be in a position to advise of what remedial work is necessary, so the periodic inspection must be the first step.

PMurphy

Risteard wrote: »

What I said is that the Report will identify non-compliances with the Wiring Regulations which could give rise to danger. They will be coded C1 (danger present - immediate remedial action required), C2 (potentially dangerous - urgent remedial action required), C3 (improvement recommended) or FI (further investigation required without delay).

It is not the place of the Report to propose what form the remedial work should take.

So it might make a statement such as "Insulation resistance for the installation measured between live conductors connected together to Earth measured with all circuits in parallel is below that required by BS 7671:2008 (2015)" with a Code C2.

It won't state that the installation should be rewired although this is likely to be the remedial action proposed by the Electrician.

In other words the Report deals with factual observations about the condition of the electrical installation - not subjective things such as the best way of dealing with these problems. As I said Electricians supply covering letters to advise of suggested remedial work (or an Electrician could be asked based on the Report). However without the Report being carried out no-one would be in a position to advise of what remedial work is necessary, so the periodic inspection must be the first step.

Thanks for explaining this.

My wife and I both like the house, i think well have to make decision this weekend on whether to proceed or not. Starting point will almost certainly be a report and conversation with the electrician. If stuff is "Dangerous" then we back away. If OK, then maybe we move forward. As I say I have a friend who will do most of the electrics. I did ask him about a full rewire, but he said he couldn't do it (takes a fair while as I'm sure you know - i didn't know quite how labour intensive it was)

Ruski

Just my penneth worth - but from previous installations I've been involved with the only thing to prevent a new CU being fitted to replace the existing would be if there were no earth on the lighting circuits. (Even then here could be ways 'around' it) but that is the most likely stumbling block in your current situation. Most likely the ring circuits will already be T&E.


Not guaranteed at all, but most likely from experience.

And that certainly wouldn't put me off buying the property, and stick a deck mixer shower on your bath as a temporary stop-gap

HTH

Russ