House Rewire Reasonable?

colin.nash

Hi,

We are doing a large extension and refurbishment on our house in Manchester and have just been given an updated cost of over £9K excluding VAT to do a full rewire. The house will be 4 bedroom with large living areas but based on research this seems expensive. I was hoping some kind people might be able to advise as there are a fair few things being done and maybe I'm overreacting. The details are:

Complete re-wire
Click mode sockets
Click flameguard IP65 Down light for bathrooms
Click flow for the rest of the downlights
EG Expelair simply silent 100mm fans
Data points are Cat 5e running to the cellar

In terms of quantities it's:

Master Bedroom
4 x Double Sockets
1 x Pendant
1 x Wardrobe lights
2 x Wall Lights
En-Suite
6 x Downlights
2 x Mirror
1 x Extractor Fan
Bathroom
4 x Downlights
1 x Mirror
1 x Extractor Fan
Bedroom 3
4 x Double Sockets
1 x Pendant
Bedroom 4
3 x Double Sockets
1 x Pendant
1 x Data Point
Bedroom 2
3 x Double Sockets
1 x Pendant
Landing
1 x Double Sockets
4 x Downlights
Lounge
3 x Double Sockets
1 x Pendant (Dimmer)
1 x Data Point
Dining Room
3 x Double Sockets
1 x Pendant (Dimmer)
1 x Data Point 1
WC
2 x Downlights
1 x Extractor Fan
Utility
2 x Downlights
2 x Double Sockets
Hallway
4 x Downlights
1 x Double Sockets
Cellar
2 x Double Sockets
1 x Pendant
Data points all return here
Kitchen Area
18 x Downlights (Dimmer)
1 x Pendant (Dimmer)
8 x Double Sockets
1 x Data Point
Garage
4 x Double Sockets
2 x LED Strip Lights
Other
1 x New Consumer Unit
1 x RCBO's to fit consumer unit
1 x Upgrade bonding if necessary
1 x Smoke Detector
1 x Heat Detector

Risteard

Click Flows aren't the downlights but just the connectors for them.

Doozergirl

That isn't a small house and you've got what many people would consider to be luxury items in there.

What does your research think is reasonable?

18 downlights in the kitchen - is this the new runway for Heathrow?

naf123

Need more detail

How many light switches . Any two or three way light switches eg controlling more than one switch for one light .

Also missing detail on isolators for kitchen appliances .

No outdoor lights ?

Just one smoke detector for such a big house ? (Heat detector is for kitchen )

Does price include materials ? Making good ? Etc

baldelectrician

I allow £45 per item plus £400 for the consumer unit.

I would add smoke detectors - I recommend the Aico 3000 range - wired.
A house this big should have detectors in every hall way plus lounge and living areas

You should also have a carbon monoxide detector

colin.nash

Thanks for the replies. I've tried to add the extra info.

The electrician has only specified one smoke detector and no carbon monoxide so I'll definately follow that up.

From a bit of investigation it seems like a large 4-5 bedroom house is normally costing anywhere from 4k to 7k. I'm aware ours is big/high spec hence being unsure if this is reasonable or not.

Single switch in most rooms. Downlights in the kitchen split into 2 zones and being double controlled (i.e both zones controlled from 2 locations). Landing lights double controlled from upstairs/downstairs.

The kitchen is a large kitchen/diner and my partner likes lots of lights on the worktops hence the huge number of kitchen downlights.

Single outdoor porch light (sorry, missed off my list).

Electrics for the appliances are being done seperately as part of kitchen fitting costs.

Price includes materials apart from we are supplying wall light and porch fittings. Making good has been costed seperately by plasterer/decorators. All walls are stripped, skirting removed and flooring up so easy access to everything.

Looks like Click flameguard GU10 is listed for the downlights outside of bathrooms.

Owain_Moneysaver

3 double sockets in a lounge? 1 pendant light on a dimmer?

I have two pendants, 4 wall lights, 4 table lamp points, all separately switched. About 10 doubles sockets. 3 x quad data points. Stereo speakers and home audio speaker. And this is an ex-council flat!

I see only 4 data points in total - all Cat5e and singles. Presumably you have some way of getting your internet to the cellar as that's where the network switch will be? But no mention of phone or data points from the hall or wherever the phone line comes in.

No shaver points unless they're incorporated in mirrors.

No audio system. No alarm system. No smart home functionality.

No external lighting or power.

No two-way switching of bedroom lights from bedheads and doors.

No emergency lighting in a 3 storey house with a cellar.

No electric cooker or shower circuit. No immersion heater for backup hot water.

Apart from throwing downlights around like confetti this is a pretty minimal level of specification I'd expect to see in a very basic new home.

Doozergirl

Owain_Moneysaver wrote: »

3 double sockets in a lounge? 1 pendant light on a dimmer?

I have two pendants, 4 wall lights, 4 table lamp points, all separately switched. About 10 doubles sockets. 3 x quad data points. Stereo speakers and home audio speaker. And this is an ex-council flat!

I see only 4 data points in total - all Cat5e and singles. Presumably you have some way of getting your internet to the cellar as that's where the network switch will be? But no mention of phone or data points from the hall or wherever the phone line comes in.

No shaver points unless they're incorporated in mirrors.

No audio system. No alarm system. No smart home functionality.

No external lighting or power.

No two-way switching of bedroom lights from bedheads and doors.

No emergency lighting in a 3 storey house with a cellar.

No electric cooker or shower circuit. No immersion heater for backup hot water.

Apart from throwing downlights around like confetti this is a pretty minimal level of specification I'd expect to see in a very basic new home.

I don't think you've stepped in many basic new builds then. Electricity is virtually a luxury in them.

tacpot12

I think you need to get some competitive quotes to fit the same items.

colin.nash

Some of the costs are covered seperately as part of our overall work (e.g. kitchen appliances, alarm etc) which is why they aren't listed above.

Master phone socket already comes into the area I've called the cellar and won't be impacted by the work. We don't use landlines for anything else so no need for other phone sockets. Ethernet switches etc are things I am happy sorting out myself so I have no concerns over those.

Doozergirl

If it's all being done by the same person then you should get the pricing rolled into an overall electrics category so that you can compare.

If they aren't, then I'd consider that they are all done by one person under one price.

18 is still too many lights in a kitchen. You cannot physically cook under 18.