Fuse box on rental property

Stubod

Hi,

I am renting out a 25 yr property that has an "RCD" fuse box. (ie trips for each fuse). I have been told by the "inspector" that this needs to be replaced with a more modern type. However a friend of a friend who is a builder has advised that this is not the case, and it only needs to have a fuse box that was "current" (ie within regs) at the time of the house build?.....can any body confirm this please...

many thanks...

tom9980

What prompted the inspection? Have you had some recent work done to the electrics? Your builder friend is probably correct but you need to give us more information to be sure.

theartfullodger

Assuming you mean you are the owner... the electrics just need to be "safe". Can't see why RCDs wouldn;t be OK.

Ask the "inspector" for what act of parliament requires wot he says.... (bet he don;t know..)

anselld

Stubod wrote: »

I am renting out a 25 yr property that has an "RCD" fuse box. (ie trips for each fuse).

Your "i.e." does not follow - just because it has a trip for each fuse (MCBs) does not imply it has an RCD.

What does "inspector" mean? If you have had a proper periodic inspection (EICR) by a qualified electrician then the report will tell you the exact reason why the installation is unsatisfactory.

Stubod

Hi and many thanks for the replies....and I would like to clarify as requested..

Situation is that I am completely new to "Landlording". I inherited a property that is really tidy, (built to the previous owners spec about 25ys ago. It was well built by a respected local house builder and has been really well maintained). It seemed like a no brainer to rent rather than sell and get .01% interest.

IE the property has not been rented out before

We are using an agent (10% fee which I am happy with). They advised the need for an electrical safety check and they arranged for a suitably qualified electrician to carry out a check. However on seeing the fuse box they declined to continue the inspection and advised that we needed a more modern fuse box.

Please excuse my ignorance on all things electrical, but the current fuse box is approx 25yrs old (time of build), and has separate "push button" trips" for each of the fuses. I am really surprised that this is not sufficient? I understand that the regs have changed, but thought that this would only apply to properties constructed since they changed and any existing properties would be ok? (subject to the relevant checks).

Hope this helps, and again thanks for any replies. (NB I have no problem spending the £600 if this must be done to meet regs....just don't like the thought of being "ripped off" if this is not necessary..)

G_M

I'm surprised by the electrician.

I would have expected his report to say that: "the consumer unit does not conform to current standards". Note "current".

Does not mean
a) it is not safe or
b) it did not comply when installed

Are you sure there is no other reason why it is not safe?

I'm also surprised he did not finish the inspection. And therefore report ALL the issues/condition.

I trust you did not pay him since he did not complete the report you wanted.

theartfullodger

Ask a couple of letting agents to pop round, tell you what they think needs fixing - if anything -, what is worth improving/updating, how much it might make & what their charges would be..

Get on an RLA or NLA course on how to be a landlord...

ProDave

This seems to come up a LOT

However in this case I think the electrician is correct.

If it has "Pushbutton" trips, then that sounds to me like a standard old type Wylex fuse box that has been upgraded with plug in MCB's instead of the original rewireable fuses. And the fact they are the pushbutton version means they are old (they later changed the plug in ones to more normal switch type)

So the house is most unlikely to have ANY rcd, unless by chance it has one in front of the wylex fuse board.?

Now the issue with no rcd protection is things like showers, outside sockets (or sockets that might reasonably power stuff outside, i.e. close to a door) should have rcd protection. It's at least two versions of wiring regs since rcd's were needed on some circuits, so none at all now is usually regarded as unsatisfactory.

I think it was a case of the guy new it would be unsatisfactory so saved you wasting your money just to be told that. A bit like going for an MOT and the inspector spotting something glaringly obvious and saying do you really want me to do the test and fail it or would you rather fix that first and bring it back.

I really would have a new consumer unit fitted. Depending where you are and what labour rates are it should be no more than about £300

G_M

ProDave wrote: »

This seems to come up a LOT

However in this case I think the electrician is correct.

If it has "Pushbutton" trips, then that sounds to me like a standard old type Wylex fuse box that has been upgraded with plug in MCB's instead of the original rewireable fuses. And the fact they are the pushbutton version means they are old (they later changed the plug in ones to more normal switch type)

So the house is most unlikely to have ANY rcd, unless by chance it has one in front of the wylex fuse board.?

Now the issue with no rcd protection is things like showers, outside sockets (or sockets that might reasonably power stuff outside, i.e. close to a door) should have rcd protection. It's at least two versions of wiring regs since rcd's were needed on some circuits, so none at all now is usually regarded as unsatisfactory.

I think it was a case of the guy new it would be unsatisfactory so saved you wasting your money just to be told that. A bit like going for an MOT and the inspector spotting something glaringly obvious and saying do you really want me to do the test and fail it or would you rather fix that first and bring it back.

I really would have a new consumer unit fitted. Depending where you are and what labour rates are it should be no more than about £300

Take a photo and post it here, or on https://www.diynot.com/diy/forums/electrics/

Stubod

Hi all...really helpful replies.

I am sure that it is a "Wylcex" with the push button reset / trips. I think there is an RCD in front of the fuse box, and the £600 included the subsequent inspection and VAT

thanks again....

robatwork

ProDave wrote: »

I really would have a new consumer unit fitted. Depending where you are and what labour rates are it should be no more than about £300

While I agree it's almost certainly in need of replacement, I think you need to budget more than £300.

If the box is that old, the wiring won't be up to spec either. I expect the earthing and bonding will need some work at the same time.

I'm no electrician or psychic, but had quite a bit of work done electrically a few years ago and needed a lot of improvement in this area.