EICR: rewiring recommended on 1930s house!

G3ralt

Hello,
I had an EICR done on a property I am looking to buy as FTB. It is a 1930s 3 bedroom detached house. The electrician recommended that full rewiring be carried out which he said shall cost around 8500. The report shows quite a few C2 items but no C1 (items shown below). I was informed that the wiring is about 40 years old and that rewiring should be done after 25 years.

1. Shower circuit is tap off in a 2.5 cable that feeds spur switch which does the shaver point C2 
2. fuse board no RCD protection C2 
3. fuse board (DB1) requires replacement not fire rated. (under the stairs) C2 
4. No power is present at the immersion switch further investigation required FI 
5. Kitchen light is on the kitchen sockets FI 
6. Utility light and the light under the stairs is on kitchen sockets FI 
7. Gas meter is not earthed C2 
8. Main earth is a 6mm earth C3 
9. Light fitting in utility has a burning smell when turned on C2 
10. x9 spot lights in the kitchen are not fire rated C2 
11. Socket in back bedroom the screws are corroded C2 
12. Water is not earthed C2

Are these issues more or less common and whether can be sorted out later on? I am not sure whether I should renegotiate the price with the vendor on this. Also does the rewiring cost sound sensible?

Any help appreciated. Thanks

SpiderLegs

Eight and a half grand for a three bedroom detached.

 No. It does not sounds sensible. Not in the slightest. For a similar sized house I spent about a quarter of that and it was split into three jobs so was more than a single job would have been.

dimbo61

So the EICR report cost you about £150/200 ?
Wow £8,500 for the rewire of a 3 bed detached house 😭
Where in the UK is that Sandbanks or Chelsea 
We paid £4,000 for a two bed terraced with new RCB metal fusebox and full rewire to 18th edition.
Mains wired smoke alarms interlinked, alarm system, security lights, and 4 double sockets in each bedroom.
10 double sockets in kitchen and dinner.

G3ralt

SpiderLegs said:

Eight and a half grand for a three bedroom detached.

 No. It does not sounds sensible. Not in the slightest. For a similar sized house I spent about a quarter of that and it was split into three jobs so was more than a single job would have been.

dimbo61 said:

So the EICR report cost you about £150/200 ?
Wow £8,500 for the rewire of a 3 bed detached house 😭
Where in the UK is that Sandbanks or Chelsea 
We paid £4,000 for a two bed terraced with new RCB metal fusebox and full rewire to 18th edition.
Mains wired smoke alarms interlinked, alarm system, security lights, and 4 double sockets in each bedroom.
10 double sockets in kitchen and dinner.

Good thing I asked it seems! Definitely not going with this electrician then. But another question - given the number of C2s, would you be doing any rewiring right away after moving in or can be sorted out gradually over one/two years? I am now wondering whether the electrician was eager to red flag everything so as to get the job later.

anselld

All those C2s can be rectified without a rewire.  However if you decide to rewire it is better to get it all done upfront because it messes with your decoration, flooring, etc.

jamesperrett

Point one looks a bit serious if that's really what it says. I wouldn't use the shower until it has been rectified. 

Davesnave

It's irrelevant that it's a 1930s house in the sense that no one uses 1930s wiring, which would be rubber and long gone. How much of the existing wiring could be used is also impossible for anyone here to say, but you could maybe look to making whatever's there safe first and rewire later; it depends on many things.

In My Home is where the sparkies hang out, but £8.5k for a rewire means this guy doesn't want the job, or they take you for a mug. £5k tops, which might be better when you are sure you know what you want and where. It will probably mess up the decor in parts and might also mean some re-plastering on a 30s house, unless you are incredibly lucky.

AdrianC

G3ralt said:

1. Shower circuit is tap off in a 2.5 cable that feeds spur switch which does the shaver point C2 
2. fuse board no RCD protection C2 
3. fuse board (DB1) requires replacement not fire rated. (under the stairs) C2 
4. No power is present at the immersion switch further investigation required FI 
5. Kitchen light is on the kitchen sockets FI 
6. Utility light and the light under the stairs is on kitchen sockets FI 
7. Gas meter is not earthed C2 
8. Main earth is a 6mm earth C3 
9. Light fitting in utility has a burning smell when turned on C2 
10. x9 spot lights in the kitchen are not fire rated C2 
11. Socket in back bedroom the screws are corroded C2 
12. Water is not earthed C2

Going through that list in order...
1. What power is the shower? 2.5mm2 cable is a bit measly for anything but a lukewarm dribbler.
2. Old fusebox, you knew that when you viewed, right?
3. The regs change all the times. They used to require metal, but then they required plastic because metal was a shock risk. Now they require metal because plastic is a fire risk.
4. Might just be a blown fuse or the immersion is switched off somewhere else.
5. Far from ideal, but not dangerous - just means that if the toaster blows the kitchen fuse, you're in the dark.
6. ...then you can't see in the cupboard either...
7. Five minute job.
8. That's one big thick beefy earth cable...
9. So change that light fitting...
10. Recessed? If you have a kitchen fire, it might spread into the ceiling a bit more easily.
11. Changing the screws takes seconds, assuming they aren't SO corroded to not come out.
12. Five minute job.

FreeBear

AdrianC said: 1. What power is the shower? 2.5mm2 cable is a bit measly for anything but a lukewarm dribbler.

8. That's one big thick beefy earth cable...

On a 2.5mm² cable, I'd assume it is a pumped "power shower" rather than an all electric jobbie. Even a small 7.5Kw electric shower is going to fry 2.5mm² pretty quick and would rate much more than a C2 - In my book, an immediate disconnect and make safe.

6mm² earth cable - Way, way bigger than the little scrap of 1.5mm² linking the earth block to the incoming mains cable - Probably compliant with the regs back in the 1970s.. Very little of the wiring here would comply with current regs, but I'm not going to lose sleep over it as the system is still safe in my opinion.

greatcrested

The issues don't look too bad, but the consumer unit does need changing. And 40 year old wiring whilst probably not dangerous (like 1930s rubber would be!) could benefit from updating, which wouldalso allow you to add more sockets where needed.

1) you could just get some of those issues checked/fixed+ a new CU fitted. This would be the cheapest option

2) or you could bite the bullet, soend some more money, and do a full re-wire, including adding whatever you need (external lights, garden socket in shed, extra indoor sockets etc) and end up with a modern, safe sysem in your new home.

But not this sparkie. £8500? Wow! Get some free quotes.

ProDave

I would say you don't NEED a rewire unless you need substantially more sockets than are present or you want some fancy lighting system upgrades.

New consumer unit, a few new fittings (e.g the fishy smelling light fitting) and a few repairs and earthing upgrades will get you a satisfactory EICR for a lot less than £8.5K and without messing up the decor chasing new wires into all the walls.