Failed EICR and accidental landlord

Anyanka1

OP, I strongly recommend you stop thinking finding another electrician is "impossible" and darned well get on with doing just that.  When we first moved to this house, we knew it needed a full re-wire just from viewing yet the first electrician we approached (a recommendation from the EA, won't do that again) wanted to charge us £150 just to tell us what we already knew.

The sparks who actually did the rewire we found the best way, through word of mouth.  It turned out we would not have found him any other way as he does not advertise; he has no need to.  He does not even have his name on the side of his van:  All his work comes from personal recommendations.  I would start asking around and not stop until you find someone like him.  Not only is he really good at his job but he also is a great person with real integrity.  People like that are worth whatever effort it takes to find them, don't you think?

This one who has told you you need a full re-wire may well be right but surely you would get at least three quotes before going ahead, as you would for any other major works, wouldn't you?  There are neighbours, friends, ex-collegues, relatives, loads of people you can ask before you resort to yell.com or those untrustworthy, imho, websites with "trust" in them... And what if he is full of it and just trying to take you for a ride?  Time to find out, don't you think?

You can do this if you put your mind to it.  Otherwise, it sounds as if you had better find a way to evict your tenants before they fry and it costs you a whole load more than £4.5k in damages.

jbainbridge

Post details of the report when you get it (here or in the In my home / DIY section).

GDB2222

CALM DOWN AND STOP PANICKING. 

First job: Get the EICR. Threaten not to pay unless he sends it within say 24 hours.

Second job: If it really is bad, get a second EICR. Some electricians charge very little for the EICR, and look on it as an opportunity to drum up business. Getting a cheap EICR is a false economy. You are perfectly entitled to a second opinion. So, get an electrician who charges a decent rate for the EICR and won't be looking to charge for lots of extras later. 

Even if you need a rewire, you can always have that done surface-wired in trunking. It looks unsightly, but there's very little making good, and not much mess, so the tenant doesn't need to move out.

Unless this is a large house, £4.5k is an awful lot for a rewire. Last one I had done in a 2 bed flat was £2k. And, that's in London.

No RCD is NOT a fail. It's not ideal, but it's not a fail. In any case, some consumer units are tall enough to allow RCBOs to be installed instead of MCBs. That means you can install RCDs without changing the consumer unit at all. The cost is a few hundred. In any case, I've had a consumer unit changed recently without changing the wiring.

theartfullodger

Neb13 said:

FYI I have put the deposit into a scheme, have an up to date gas cert and have permission to let from mortgage company. As it is not on buy to let deal, my rental income covers my mortgage. I did have savings put aside but had to spend over 10k on legal fees to try and protect myself and child from an abusive ex (no doubt you have a helpful opinion on DV victims too?)  I am not entitled to any benefits because I own a property.  

Of course DV is unacceptable, by whoever, whenever.  Very sorry to read about it.

So not even CB?  Does that mean either ex or you earn over £50k then?? 

AdrianC

Neb13 said:

AdrianC said:

Neb13 said:

Am I also required to re decorate following a re wire as this will obviously increase my debt?!

You would seriously consider leaving the property with any chasing-in un-plastered and un-painted for your tenants...?

As far as the tenants go, you really should be providing them alternative accommodation for the duration of any intrusive work.

No, I did not say I would leave the chasing in un plastered but would not be able to redecorate the whole house, re tile kitchen and possibly bathroom and replace carpets if they got damaged during works

Why on earth would you need do all of that?

Anyanka1

If the kitchen is already tiled which, presumably, some of it is it would be difficult to rewire without damaging at least a few tiles, don't you think?  Whether making good this damage would be essential is another question, I guess.

Grumpelstiltskin

You say you are not entitled to benefits. Not even Carers Benefit if you are caring full time for your parent?
You have a child? Do you receive maintenance for the child?

AdrianC

Anyanka1 said:

If the kitchen is already tiled which, presumably, some of it is it would be difficult to rewire without damaging at least a few tiles, don't you think?  Whether making good this damage would be essential is another question, I guess.

So replace those few tiles.

Anyanka1

AdrianC said:

Anyanka1 said:

If the kitchen is already tiled which, presumably, some of it is it would be difficult to rewire without damaging at least a few tiles, don't you think?  Whether making good this damage would be essential is another question, I guess.

So replace those few tiles.

Well, yeah... And cover up the carpets with dust sheets and find at least one more electrician and explore loan options and maybe... Take a breath and just realise you are not cut out to be a landlord..?

FreeBear

Neb13 said: I did not say I would leave the chasing in un plastered but would not be able to redecorate the whole house, re tile kitchen and possibly bathroom and replace carpets if they got damaged during works

Depending on the age of the existing wiring, it is quite possible than no chasing needs to be done. If the cabling is in conduit, and the number of sockets/lights/smoke alarms are adequate, new cables can be pulled through. Floor coverings would need to be lifted along with a few floorboards, so that would minimise any redecorating. That would also keep the cost down.

If (and it is a real if) any chasing does need to be done, the tenants might be willing to stump up for some paints of their own choosing - Though that does depend on how long they would be willing to continue renting.