Wylex Fuse box

Linauk

The survey report for a property i am in the process of purchasing raised that the fuse box had a mixture of modern and old fuses and that it is recommeneded that an inspection takes place every 10 years and on change of ownership.

Unfortunately the vendors have said they dont want someone visiting the property to look at the electics because they have kids at home and have boxes everywhere as they've started packing.

They've indicated it's a Wylex fuse box and that it was inspected 8 years ago when the kitchen was replaced (although the surveyor indicates in their report there is no evidence of an inspection).

It also seems the heating system is under a different fuse box - Hager db which was installed and inspected in 2013 when a new air source heating system was installed.

The surveyor rated this as a 2 and I'm not sure if it's just a standard statement re best practice.

Does anyone have any thoughts?

00ec25

worry about it after you move in and realise that it was just standard stuff the surveyor "has" to say

the entire electrical system in my parents house is 53 years old as it was built in 1964. House hasn't burnt down, nor has anyone died.

m0bov

If the kitchen was replaced then they might have needed notifiable work. I don't see why they are objecting to a electrical condition report. Most houses up for sale have "kids at home" and "boxes". Seems like a smoke screen. What are they hiding?

cjmillsnun

Worst case is you might need a full rewire. However it is more likely a consumer unit replacement will be advisable (although not compulsory).

I don’t understand the objection to an EICR being done. It is standard fare nowadays when buying a house.

thelem

How many times have you caused people to visit their property since your offer was accepted? If you've already had a mortgage valuation, your own survey and maybe a couple of tradespeople round to give quotes then they could just be getting bored of accommodating your appointments. If it's just a single surveyor then it does seem a strange objection and would make me think they have something to hide. 00ec25 is more knowledgeable then me though.

knightstyle

Wylex, that takes me back! As others have said if the electrics are working get an electrical survey done when you own the property and go from there.
Most houses in the UK are still safe even if the electrics do not comply with the latest regs.
As a simple guide look for an RCD in the main distribution board, if there is one then no panic but get it checked in a reasonable time.
However if there is no RCD do not delay getting it checked.
An RCD is a safety trip with a test button, marked with a T on it.
here is a pic https://www.tlc-direct.co.uk/Products/CPR100.html?source=adwords&ad_position=1o2&ad_id=45425533757&placement=&kw=&network=g&matchtype=&ad_type=pla&product_id=CPR100&product_partition_id=174053561107&test=finalurl_v2&gclid=EAIaIQobChMIscGCyoWw2AIVbL7tCh0AmgCdEAQYAiABEgIpwPD_BwE

ComicGeek

An electrical inspection will just tell you that it's not to current regulations, like 99% of all properties out there. With a mixture of old and new fuses, you really should prioritise changing the fuse box when you move in anyway.

Air source heat pumps are much more expensive to replace than fuse boxes though, have you looked into the condition of this? Or does the survey report ignore this just because it's only 4 years old?

Linauk

The property has been accessed twice since the offer was inspected - 1 being for the survey and 2 being a tradesman quote. A 3rd access is necessary to assess whether evidence of wood boring insects is live or historic and whrther treatment is required. They have agreed access for this purpose as they were not aware of the issue.

The surveyors report actually assumed the gas boiler was heating the property. I did call to clarify this with him and he didnt seem overly concerned and didnt indicate the heating system needed any attention (besides routine maintenance checks). He did recommend that the gas boiler is removed if not in use and was generally against gas in properties.

FestiveJoy

Linauk wrote: »

The survey report for a property i am in the process of purchasing raised that the fuse box had a mixture of modern and old fuses and that it is recommeneded that an inspection takes place every 10 years and on change of ownership.

Unfortunately the vendors have said they dont want someone visiting the property to look at the electics because they have kids at home and have boxes everywhere as they've started packing.

They've indicated it's a Wylex fuse box and that it was inspected 8 years ago when the kitchen was replaced (although the surveyor indicates in their report there is no evidence of an inspection).

It also seems the heating system is under a different fuse box - Hager db which was installed and inspected in 2013 when a new air source heating system was installed.

The surveyor rated this as a 2 and I'm not sure if it's just a standard statement re best practice.

Does anyone have any thoughts?

How far are you into the "process of purchasing"?

If you've already exchanged contracts, paying for survey is a bit late now. You can sort it all out when the property is yours.

If, however, contracts have not yet been exchanged, its a bit previous don't you think for the current owners to be packing?

Enjoy the festive season ... it's even too early to be packing just the decorations yet!

:xmastree::xmastree::xmastree:

Linauk

Ive already got a homebuyer survey and just working through the points they raised.

Unfortunately (or perhaps fortunately) there is no exchange and completion concept in the channel islands. There is no tie or commitment to seeing an offer through to purchase (for the most part anyway). As far as I'm aware you can pull out any time until right before the transaction goes through court.

Relies very much on buyers and sellers placing trust in each other not to pull out.

cjmillsnun

ComicGeek wrote: »

An electrical inspection will just tell you that it's not to current regulations, like 99% of all properties out there. With a mixture of old and new fuses, you really should prioritise changing the fuse box when you move in anyway.

I very much disagree with this. An EICR highlighted very specific dangers (C1 defects) in the wiring of the house I was buying. Because of this and the recommendation for a full rewire, I was able to negotiate the price down significantly. Yes for most properties, it will state that it isn't up to current regs (most likely due to a plastic consumer unit) however it can highlight real issues.