Unsafe electrics

Mattib0110

Property has been valued between 190 and 210k

We offered 210 but was up for 225

Valuations mentions electrics need inspection as cause for concern

ToasterScheme

Mattib0110 wrote: »

Electrician has stated wiring is unsafe and would fail and electrical safety cert due to no bonding, no rcd's, old and poor wiring

Nobody had any idea regarding electrics, I don't fancy moving in and having to fork out nearly 5k to rewire,plaster and decorate

I obviously can't speak with authority about this statement because it is rather vague - but I think I hear the problem being over played just a little bit.

Re: RCDs and bonding - this sounds like a.n.other case of "this old house doesn't comply with current regs." Therefore, it is not as safe a new build would be. But you knew that, since it isn't a new build.
RCDs and bonding regs have changed a lot, and there is no reason to apply them to old houses. [You can choose to do so, of course - but getting the vendor to pay might be tricky.]
Also, these two items can probably be rectified quite easily without pulling the wiring out of the walls. So £100s, not £1000s.

Re: old and poor wiring.
This is so vague as to mean nothing. It could be a really serious problem ("falling apart in front of my eyes") or it could be trivial ("been there since the 70s - but will be fine unless/until they are disturbed").

michael1234

Our house doesn't have RCDs protecting all circuits. It was built in the 70s with later additions.

I would definitely not agree to any reduction based on the house's electrics not being up to the current standard.

alumende27

Not complying to current regs for an existing installation doesn't make it intrinsically "unsafe". If I was the vendor I'd want to see an electrical condition report (e.g. http://hernebaylaelectrical.co.uk/wp-content/uploads/2014/03/SampleConditionLandlordsReport.pdf ) before I agreed to reduce the price. That covers you and the vendor and helps ensure the electrician isn't just trying it on to get business from you. From what you've said it sounds like what he's done so far is a cursory inspection rather than anything official.

An EICR should only(!) cost £100-£200 depending on the size and complexity of the installation but will give you a detailed list of what the issues are and how critical they are. (e.g. safety issue or just not conforming to current regs) Note that, for example, plastic consumer units no longer conform to current regulations but I'd reckon 99% of houses have them.

booksurr

dsdhall wrote: »

Note that, for example, plastic consumer units no longer conform to current regulations but I'd reckon 99% of houses have them.

Blimey - what are they supposed to be now? Has my Bakelite one now come back into "fashion"?

MobileSaver

Mattib0110 wrote: »

Electrician has stated wiring is unsafe and would fail and electrical safety cert due to no bonding, no rcd's, old and poor wiring

I don't fancy moving in and having to fork out nearly 5k to rewire,plaster and decorate

As mentioned by someone else, probably 99% of UK houses do not meet the current electrical regulations; that doesn't make them intrinsically unsafe. Unless ALL or almost all the wiring is old and poor condition, what you have mentioned would not seem to warrant a full rewire.

Even then if I was the seller (unless desperate or house knowingly overpriced) I wouldn't be prepared to pay for a complete rewire that only the buyer would benefit from... maybe set your expectations at 50% and anything more is a bonus.

booksurr wrote: »

Blimey - what are they supposed to be now? Has my Bakelite one now come back into "fashion"?

Many a true word said in jest... although most electricians seem to think consumer units should now be metal, in fact the Amendment 3 Regulations actually state "non-combustible material" and guess what one of the properties of Bakelite is...

alumende27

Mattib0110 wrote: »

Valuation stated electrics gave cause for concern which is why I had certified electrian go around

Just had a look at the survey for my house, it states:

"blah blah blah. The wiring is a combination of old and new installation and some of it may be original. Because of the areas of concern, as detailed above, together with no indication of electrical testing having been undertaken we recommend the provision of an electrical inspection prior to legal commitment to purchase, with all recommendations to be implemented."

It didn't actually *need* anything doing, but I got the consumer unit upgraded because it was an old style (metal as it happens...) one with rewirable fuses.

The kitchen had a rewire, but only because it was being renovated and needed new sockets and an uprated cable for the new hob.

As I mentioned before, an electrical installation report will flag up the issues that need attention, and I'd rely on that as the authoritative source of what needs doing not a casual chat with an electrician.

Certainly, I'd want to see one before I put down another 3 grand to get the place rewired. If it only needs a new consumer unit and electrical bonding plus the odd light fitting, switch or socket replacement then that can be done for considerably less than you've been quoted for a full rewire.

Mattib0110

Update I've had quote of £1800 for
New board
Bonding to gas and water
Earth to all lights and switches as metal plates
Covering moving furniture and carpet, lifting boards
Putting all back and any plastering needed from damage
Will let the vendor know and see what they say