EICR Report (seller asking for advice)

Weathergirl_76

I am 6 weeks into the selling process. The buyer has just received their survey after 3 weeks. The surveyor, before leaving told me the main issues he would be pointing out (brickwork over garage door, age of boiler and asbestos Water tank in loft). I have been worrying since the surveyor left, and have got quotes in the interim in preparation for a potential renegotiation. 

The agent called me last week and told me, they have the report, they know it’s an old property and understand there will be some things raised. The only thing they have asked for is for a ‘fixed line test’ to know the electrics are ‘safe’ and if anything unsafe comes up for me to complete and pay for the work. I didn’t think this was an issue, expected a couple of things might be raised but would have these done. 

The electrician came out and told me it is an EICR I need. He said some of the wiring is original and years old, some has been added. The outcome of the report is ‘unsatisfactory’ and there are three things on there deemed urgent. I asked him if he could quote me for these, and he told me it’s not worth doing as they could lead to other things and the only things he would say is needed is a rewire of all the house. He said he is booked up and cannot do this until September. He told me his honest opinion is to lower the price to allow for the re-wire or something towards it. He told me it’s a messy job, and the whole house will likely need redecorating. 

I am now thinking to get a second opinion and getting another electrician out to do a report, and try and get the ‘urgent’ things done (assuming he will be prepared to do this). 

I feel I am not prepared to have a rewire done before completion, because of the upheaval, making good and also the fact they could pull out and I be left with the cost paid and a whole house to redecorate. The buyers are cash buyers and living with family. They could have this done before moving in. 

The agent told me the buyers just want to know it’s safe and they won’t get a shock (pardon the pun). Electricians will only seemingly provide an EICR which lists all the defects. What are your thoughts on how to proceed? Should I get another electrician out? Thank you 

MovingForwards

If the buyer wants a report, the buyer instructs someone and they pay for it.
If there are things needing done urgently, then the buyer can negotiate the price.

Remember, this isn't a just built property and it won't meet current electric regulations.

Do you have a copy of the report your guy did? If so, what are the 3 things?

Weathergirl_76

MovingForwards said:

If the buyer wants a report, the buyer instructs someone and they pay for it.
If there are things needing done urgently, then the buyer can negotiate the price.

Remember, this isn't a just built property and it won't meet current electric regulations.

Do you have a copy of the report your guy did? If so, what are the 3 things?

I agreed to have the report done, as they queried if the electrics had been tested (i answered no) was the boiler serviced (yes) and had the chimney been swept (yes). When they got the survey they asked for the electrics to be checked and I agreed, booked and completed it. 

Yes, I have the report. The three things are 1) 2 pin plug in the bathroom (I think this was an old shaver point) I use it to charge my tooth brush 2) no earth in the kitchen ceiling light (working fine) and 3) overloaded circuit (he said should be 20, and it’s 32). I’ve lived here 17 years never had any electrical work done except cosmetic (replaced switches ). 

anselld

If those three things lead him to the conclusion that you need a complete rewire then yes, get a second opinion.

However, I would agree with others above you have opened a can of worms because there was no requirement for you to have the test in the first place.

Weathergirl_76

 I was thinking, if the buyer had a report, which came back with all the defects, and suggested a re-wire, because of the cost I would probably have had a report done myself to check.  Am I obliged to show them the report? 

I asked the electrician outright if it was safe and he replied ‘it’s not unsafe, but it’s due a re-wire’. He can’t put this in writing on the EICR and the result is ‘unsatisfactory’. I think I will get another one done. 

ProDave

Weathergirl_76 said:

MovingForwards said:

If the buyer wants a report, the buyer instructs someone and they pay for it.
If there are things needing done urgently, then the buyer can negotiate the price.

Remember, this isn't a just built property and it won't meet current electric regulations.

Do you have a copy of the report your guy did? If so, what are the 3 things?

I agreed to have the report done, as they queried if the electrics had been tested (i answered no) was the boiler serviced (yes) and had the chimney been swept (yes). When they got the survey they asked for the electrics to be checked and I agreed, booked and completed it. 

Yes, I have the report. The three things are 1) 2 pin plug in the bathroom (I think this was an old shaver point) I use it to charge my tooth brush 2) no earth in the kitchen ceiling light (working fine) and 3) overloaded circuit (he said should be 20, and it’s 32). I’ve lived here 17 years never had any electrical work done except cosmetic (replaced switches ). 

"2 pin plug in bathroom" If that is a proper shaver socket then there is no issue.  If it is not a proper shaver socket, get it replaced with a proper shaver socket.

"No earth at kitchen light"  If that is the only light fitting missing it's earth it should be pretty easy to find where the connection has been lost and correct the fault.

"overloaded circuit"  Well change the circuit breaker. That really is simple.

If that is ALL that is stopping the EICR from being satisfactory, the best thing you can do is try and find another electrician who is not so busy, show him the EICR and the faults, ask him to correct them and re issue a satisfactory EICR.

OR alternatively just get a quote to fix those items, give the EICR to the buyer, tell them these are the only 3 things wrong with it, here is a quote to correct the faults and I will reduce the price by that amount.

I would go with get it fixed if you can find an electrician able to do it in time and only the second option if everyone is too busy to do it in time.

AdrianC

Weathergirl_76 said:

 I was thinking, if the buyer had a report, which came back with all the defects, and suggested a re-wire, because of the cost I would probably have had a report done myself to check.  Am I obliged to show them the report? 

I asked the electrician outright if it was safe and he replied ‘it’s not unsafe, but it’s due a re-wire’. He can’t put this in writing on the EICR and the result is ‘unsatisfactory’. I think I will get another one done. 

The EICR isn't just a simple single tick-box, though. It contains a lot of detail and nuance about what is satisfactory and what isn't.

One that was perfectly safe, but just not to current standards, would have had a load of C3s and been satisfactory.
So what were the C2s and/or C1s yours had?
C2 is "Not actively dangerous, but definitely not right", C1 is "I'm getting my rubber boots and gloves before I go near that".

fiveacre

EICR was the correct inspection to have done, personally I'd leave all inspections to the buyer but that's done now so you might as well provide them with the report. It would be very surprising if an install 17+ years had zero issues highlighted as they are judging it by current standards.

Send the report on to the buyers via your solicitor and let them make their own mind up, certainly don't give them ideas about you rewiring the house - you're just negotiating with yourself then. They were able to inspect the consumer unit during the viewing so the age of the electrical system should be factored into their offer already.

Weathergirl_76

I have added the info below. 

There was something else he mentioned which is on the below. To do with the earth going into the property.....that hasn’t been secured or something (sorry I don’t know the correct term) 

fiveacre

Three C1s and he told you not to bother getting them done? I'd be half tempted to follow your suggestion of paying for another EICR with a new company and hope for a different result, it can hardly get worse now.

Any half-decent electrician will be giving a quote for remedial works alongside the report. You could ask around locally for recommendations of good tradespeople, show one this report and ask them to quote for the specific fixes required.

AdrianC

5 and 6 are trivially easy to resolve.
Simply strap one of these around each of the pipes, and then put an earth wire to somewhere handy.
https://www.screwfix.com/p/greenbrook-ec14-internal-earth-clamp-12-32mm-20-pack/65778

12 - extra-low-voltage, so something 12v... Did he give you any more detail? Is that the kitchen lighting? Just a lack of earth to the transformers?

16 sounds like something in the wrong place - did he tell you what? It could well be the shaver socket (13) isn't a proper bathroom one.
https://www.screwfix.com/p/lap-2-gang-dual-voltage-shaver-socket-115-230v-white/63953

The rest are trivial, as suggested by the green colour for the C3 label.