Electrical inspection

GDB2222

Sid91 said:

lesalanos said:

davilown said:

lesalanos said:

AdrianC said:

An EICR marks its findings into three categories.
C1 - actively dangerous.
C2 - potentially dangerous.
C3 - safe, but not up to current standard.

If they try pointing to C3s, point them to the explanation.
If there are C1s or C2s, it's up to you as to whether to say "You knew it was 40+yo wiring" or "Hmm, that's not right, is it? Let's come to an agreement."

C3 is improvement recommended and lots of buyers will read this and expect the improvements completing.

Then surely the buyer can do it themselves in the process of upgrading if the vendor gives a discount for a new CU?

If I was the vendor I wouldn't give any discount but that's personal choice

Some buyers expectations though are that everything will be perfect.

Thank you. I've already reduced the price by 3k and it was more than fair to begin with so I begrudge giving anymore. A new consumer unit is £450.00. If I knock this off the price then they aren't getting £450 in their back pocket, they'll just get a minimal amount off their mortgage each month, hardly worth arguing over. If they absolutely insisted I get a new CU then I will because it's not worth losing a sale, but I won't be doing anything else.

It’s strange that you knocked £3k off if it was more than fairly priced to begin with. You must be an extremely kind person. 

There must have been quite a few people offering full asking price if it was such a bargain, so how on earth could you choose?

AdrianC

wedge69 said:

If it's any help, we've just paid for an EICR on the house we are hoping to buy. 
It failed, nothing serious or dangerous, just some minor things that add up to "not at current regs".
We've been quoted 500 to fix, and another 500 for optional work.
We're not even considering approaching the vendor as we consider it maintenance that we should pay for.

C3s are not "fails". C1s and C2s are fails.

Mickey666

wedge69 said:

If it's any help, we've just paid for an EICR on the house we are hoping to buy. 
It failed, nothing serious or dangerous, just some minor things that add up to "not at current regs".
We've been quoted 500 to fix, and another 500 for optional work.
We're not even considering approaching the vendor as we consider it maintenance that we should pay for.

No surprise there . . . unless it was a new build.
I'd bet the house itself isn't constructed to the current building regs either, but funnily enough no one seems to worry about that!

macman

This is all too typical: FTB's invariably compare the condition with their current rental property, which was probably redecorated and renovated prior to occupancy, and rewired within the last decade. They expect everything to be shiny, new, and working perfectly. 
As has been pointed out, the CU will not be up to the current regs, which are from 2018. It doesn't have to be, it just has to be safe. A new one will cost more than £450, as it's not just fitting it: a full EICR should be done beforehand, so a day's work at least, depending on the size of the property.
Given the timing here, you do hold all the cards, given that they have already invested a considerable amount in surveys, inspections, legal fees and searches. 
SDLT is only working in your favour if the purchase price is £300k or over. Above that, they are looking at 5% on the balance above £300k after 31/3. 

Sid91

Hi everyone, just an update! So the inspection was done last week. He noted a couple of issues but  nothing he said can't be easily rectified and he said for all the works the cost would be roughly £1500, including a new CU. The buyer has come back today and asked for a £5000 price reduction 😂 I've told my estate agent to let them know I got the price off the electrician before he left so I know exactly what is required 😉 just a waiting game now! As a good will gesture I've offered to knock the price for a new CU off. 

Sid91

wedge69 said:

If it's any help, we've just paid for an EICR on the house we are hoping to buy. 
It failed, nothing serious or dangerous, just some minor things that add up to "not at current regs".
We've been quoted 500 to fix, and another 500 for optional work.
We're not even considering approaching the vendor as we consider it maintenance that we should pay for.

Thank you! The works will cost £1500 to repair but the buyer has asked for a £5000 reduction today 🤣 obviously I told them to do one! 

greatcrested

Sid91 said:

... He noted a couple of issues but  nothing he said can't be easily rectified and he said for all the works the cost would be roughly £1500, including a new CU....

Please specify. C1? C2? C3?

Buyer seems to be taking the P** and you seem to be rolling over....

Sid91

GDB2222 said:

Sid91 said:

lesalanos said:

davilown said:

lesalanos said:

AdrianC said:

An EICR marks its findings into three categories.
C1 - actively dangerous.
C2 - potentially dangerous.
C3 - safe, but not up to current standard.

If they try pointing to C3s, point them to the explanation.
If there are C1s or C2s, it's up to you as to whether to say "You knew it was 40+yo wiring" or "Hmm, that's not right, is it? Let's come to an agreement."

C3 is improvement recommended and lots of buyers will read this and expect the improvements completing.

Then surely the buyer can do it themselves in the process of upgrading if the vendor gives a discount for a new CU?

If I was the vendor I wouldn't give any discount but that's personal choice

Some buyers expectations though are that everything will be perfect.

Thank you. I've already reduced the price by 3k and it was more than fair to begin with so I begrudge giving anymore. A new consumer unit is £450.00. If I knock this off the price then they aren't getting £450 in their back pocket, they'll just get a minimal amount off their mortgage each month, hardly worth arguing over. If they absolutely insisted I get a new CU then I will because it's not worth losing a sale, but I won't be doing anything else.

It’s strange that you knocked £3k off if it was more than fairly priced to begin with. You must be an extremely kind person. 

There must have been quite a few people offering full asking price if it was such a bargain, so how on earth could you choose?

Not that it's your business but I wanted a quick sale because me and my partner were separating. Their offer seemed fair and with the current situation I didn't want to hang around. Thank you for your input though, it's really helped me solve this issue 😊

Sid91

greatcrested said:

Sid91 said:

... He noted a couple of issues but  nothing he said can't be easily rectified and he said for all the works the cost would be roughly £1500, including a new CU....

Please specify. C1? C2? C3?

Buyer seems to be taking the P** and you seem to be rolling over....

A couple of C1's and C2's but mostly C3's. I won't budge anymore than offering to pay for another CU. If I lost the sale over 500 quid then I'd be really !!!!!! off! I just don't want them to pull out now when we were about to exchange!

greatcrested

Sid91 said:

greatcrested said:

Sid91 said:

... He noted a couple of issues but  nothing he said can't be easily rectified and he said for all the works the cost would be roughly £1500, including a new CU....

Please specify. C1? C2? C3?

Buyer seems to be taking the P** and you seem to be rolling over....

A couple of C1's and C2's but mostly C3's. I won't budge anymore than offering to pay for another CU. If I lost the sale over 500 quid then I'd be really !!!!!! off! I just don't want them to pull out now when we were about to exchange!

Remember as buyers they've invested more financially than you have so far,......