C2s on EICR in victorian house

Krip18

Hi, selling victorian terrace. Buyers had full electrical survey done and some C2s were picked up. They are now saying we should pau for these - - having lived in the house for 6 years with bo problems and some upgrades.

Leaving aside the moving of sockets - - as this cannot be done as wall has water pipes in it and window (sighhhh), thoughts on these specific items? 

Also any ideas of cost? (they have been quoted just over 2000 gbp) 

Many thanks! 

-install new water bond

-replace and install new DB due to poor condition

incorporating RCBOs/SPD

-raise 2 x sockets in kitchen as unable to use as to

close to upstand

-investigate high resistance reading on R2 and R2

on circuit 2

-replace back box on circuit 3 as damaged

-replace pendant in dining room/bed 1/bed 2

-install smoke detection throughout

-restest whole installation

AskAsk

depends on how much you want to sell it.  you could refuse to pay/reduce the price by the estimated cost, or you could agree to half of it.

if it was me, i would say that i would agree to reduce the purchase price by 1k for the "upgrade" works.

MaryNB

You can offer to pay for them, you are under no obligation to do so though. You don't have to have perfect electrics in the house to sell it. It will just be a case of deciding if you want to keep the buyer happy. 

anselld

£2k seems on the high side for those works and as others have stated none of it is mandatory anyway.  It sounds like it is over estimated such that if you offer to meet half way the full work will be covered.

If you are minded to have the work done I would definately get other quotes first.

AskAsk

anselld said:

£2k seems on the high side for those works and as others have stated none of it is mandatory anyway.  It sounds like it is over estimated such that if you offer to meet half way the full work will be covered.

If you are minded to have the work done I would definately get other quotes first.

good point.  the OP could ask an electrician to come and quote for upgrading so that he can issue EICR and see how much that costs.  C2 would fail EICR and this is required for rentals so the buyer isn't unreasonable to ask for this.  maybe nit picking but i wouldn't say unreasonable.

Krip18

Thanks everyone - - house isn't a rental so doesn't need an eicr and being sold to couple who intend to live in property. Will definitely get quote and go from there. Still not sure if minded to pay at all as had 4 best and finals all above asking but don't want to be unreasonable (just have new baby and feeling like another thing to sort!) 

MaryNB

Krip18 said:

Thanks everyone - - house isn't a rental so doesn't need an eicr and being sold to couple who intend to live in property. Will definitely get quote and go from there. Still not sure if minded to pay at all as had 4 best and finals all above asking but don't want to be unreasonable (just have new baby and feeling like another thing to sort!) 

The could be trying their luck and seeing if you'll agree to pay for it. If they were willing to pay over the odds I'd be surprised if they pulled out over £2k. 

AskAsk

Krip18 said:

Thanks everyone - - house isn't a rental so doesn't need an eicr and being sold to couple who intend to live in property. Will definitely get quote and go from there. Still not sure if minded to pay at all as had 4 best and finals all above asking but don't want to be unreasonable (just have new baby and feeling like another thing to sort!) 

my point about the EICR being required for rentals is that failing one is not considered safe but the government hasn't yet made that compulsory by law for home owners.  arguably if this is required for rentals, it should also be required for owner occupier properties and so what the buyer is saying is that until this is passed, they would consider your home to be unsafe for themselves to occupy.

the survey will advise potential buyers to get a professional in to inspect the electrics for safety or to ask for the EICR certificate.  not everyone will do this but it would appear these buyers have chosen to do so.

MaryNB

AskAsk said:

Krip18 said:

Thanks everyone - - house isn't a rental so doesn't need an eicr and being sold to couple who intend to live in property. Will definitely get quote and go from there. Still not sure if minded to pay at all as had 4 best and finals all above asking but don't want to be unreasonable (just have new baby and feeling like another thing to sort!) 

my point about the EICR being required for rentals is that failing one is not considered safe but the government hasn't yet made that compulsory by law for home owners.  arguably if this is required for rentals, it should also be required for owner occupier properties and so what the buyer is saying is that until this is passed, they would consider your home to be unsafe for themselves to occupy.

the survey will advise potential buyers to get a professional in to inspect the electrics for safety or to ask for the EICR certificate.  not everyone will do this but it would appear these buyers have chosen to do so.

It's different for rentals though. Generally the terms of a tenancy agreement would not allow the tenant to carry out repairs so the onus is on the landlord to provide a safe place to live. It may not be in the interest of the landlord to pay for an electrician to check it frequently since they don't have to live there with the risk so legal enforcement is needed. A homeowner is able to get the work done if the property isn't safe and it is in their interest to pay for it.

anselld

AskAsk said:

Krip18 said:

Thanks everyone - - house isn't a rental so doesn't need an eicr and being sold to couple who intend to live in property. Will definitely get quote and go from there. Still not sure if minded to pay at all as had 4 best and finals all above asking but don't want to be unreasonable (just have new baby and feeling like another thing to sort!) 

my point about the EICR being required for rentals is that failing one is not considered safe but the government hasn't yet made that compulsory by law for home owners.  arguably if this is required for rentals, it should also be required for owner occupier properties and so what the buyer is saying is that until this is passed, they would consider your home to be unsafe for themselves to occupy.

the survey will advise potential buyers to get a professional in to inspect the electrics for safety or to ask for the EICR certificate.  not everyone will do this but it would appear these buyers have chosen to do so.

That is the argument that the buyers will use no doubt, but the simple fact is that the law does not require it.  If they were buying to convert to HMO would they expect fire doors, hard wired alarms, etc?  No, they would budget for that.  If they were buying to let they would expect to budget for some upgrades to meet legislation.

They are simply buying an old victorian property as an owner occupier, so the should expect only what is in front of them when they viewed and in an older property that is likely to included things which do not meet current regulations or which are somewhat past their best.

dil1976

-install new water bond, yes agree with this

-replace and install new DB due to poor condition,

incorporating RCBOs/SPD what does it say apart from this is the IP rating mentioned anywhere, no requirement for SPDs as yet.

 

-raise 2 x sockets in kitchen as unable to use as to

close to upstand, how high above the upstand is the bottom of the socket?

-investigate high resistance reading on R2 and R2

on circuit 2 again I agree with this

-replace back box on circuit 3 as damaged, why?

-replace pendant in dining room/bed 1/bed 2, why?

-install smoke detection throughout, no requirement in the regs for smoke detection so should only be noted and be given any further consideration

-restest whole installation, there is no requirement to test a whole installation after remedial works carried out

See comments above, with out futher information some points do seem a little trivial