Cost of remedial work (electrical)

eDicky

It's the first time I'm selling a UK property, so I have zero experience...

The buyer has had the house inspected by an electrical specialist, who has pronounced the condition 'unsatisfactory', and has provided a quote for remedial work (£630).

Through the conveyancers, they are requesting an allowance of this £630 for the cost of the necessary remedial works to bring the installation up to a safe standard following completion.

I am not questioning the need for such work, my question is whether it is normal and appropriate for the seller to be asked to cover the cost.

The sale price being £390k it's not a huge amount in the grand scheme of things, but I'd be very grateful for any specific advice before I agree, such as what might occur if I don't etc. Thanks in advance.

Marky4040

Pretty straight forward really

1. Tell them no, electrical "inspectors" always exaggerate anyway.

2. Offer to pay half since they'll be getting the benefit of the work not you

3. Pay all of it so they don't walk away, but very doubtful they will on a 400K house.

Personally i'd say no and say the accepted offer takes account of the electrics may need attention.

canaldumidi

eDicky said:

.......my question is whether it is normal and appropriate for the seller to be asked to cover the cost.....

Yes, and yes.

But it's equally normal and appropriate for the seller to respond with whichever of Marky4040's three options they choose.

dimbo61

By Googling it there are between 25 and 28 million properties in the UK and less than 5% meet the latest 18th edition electrical regs !
So unsatisfactory but not Unsafe !
Up to you but knocking £630 off the sale price of £390,000 is small fry 
The buyers could pull out of the deal ?

ProDave

Out of interest what does he say needs doing?  The electrician would not be the first to over state some items as being anything more than a C3.

For the sale of round figures though I would offer £500 off as my opening bid, but not until I had actually seen a copy of the report to make sure you and the buyer are not being taken for a ride.

t1redmonkey

I'd say no personally.  Unless you feel like the £390k was a really good price and you'd struggle to get that from someone else if they pulled out (which they probably wouldn't anyway even if you say no, they're likely just trying their luck).

Also, have they had a survey done yet?  I'm guessing that they have, but if they haven't, then saying yes to paying for the electrical work will make them think you'll cave in to anything that comes up on the main survey.

eDicky

Many thanks for the useful replies, now at least I know that I'm not expected to automatically accept the cost.

Yes, they've had the survey done, then sent in the electrician. (Also a roofer, I think just for a missing tile.) I have the report, there are four items C3, one C2 and one C1. Remedial work estimate is for a replacement smoke alarm and a new 10-way electrical consumer unit.

The buyer previously requested to have a builder break open a wall to check structure, which I immediately declined. I had already mentioned that a smoke alarm needs replacement and a tile is missing (replacement tile obtained but not fitted), when informed of the electrician and roofer visits.

I would prefer that the sale proceeds, it is a decent price, so I might be inclined to accept paying half the cost as a gesture of goodwill. Any further comments or questions welcome and thanks again.

ciderboy2009

Why is it that people buying a house nowadays expect everything to be perfect?  I've always looked on a survey as a means of identifying whether or not I should pull out and, if not, a way to prioritise work I needed to get done when I moved in.  It seems like it's now a way to try to drop the agreed price!

Anyway, two things I would consider:

1) How old is your consumer unit (I would imagine that this is around £500 of the costs)? Is it particularly old (ie: fuses rather than trip switches) or is it just that it doesn't meet current regulations.

If the former then I would consider paying a proportion of the costs.  If the latter then I wouldn't.

2) What valuation has the buyer had on the house?  If it's the amount they offered then I would be less likely to agree to a reduction.

At the end of the day though, as others have said, it's a small proportion of the overall price so I would consider a small reduction in the purchase price to keep them happy.

ProDave

What do the C1 and C2 items actually say, word for word if possible?

eDicky

ProDave said:

What do the C1 and C2 items actually say, word for word if possible?

C2: Condition of enclosure(s) in terms of IP ratings etc (416.2) is in a potentially dangerous condition. Urgent remedial action is required.

C1: Condition of insulation of live parts (416.1) is in a dangerous condition and presents risk of injury. Immediate remedial action is required.

I assume that the C1 refers to a non functioning smoke detector which has the mains connector part missing.

If the C2 refers to the consumer unit (don't see what else it could be), then then I can't imagine why.

eDicky

ciderboy2009 said:

Anyway, two things I would consider:

1) How old is your consumer unit (I would imagine that this is around £500 of the costs)? Is it particularly old (ie: fuses rather than trip switches) or is it just that it doesn't meet current regulations.

If the former then I would consider paying a proportion of the costs.  If the latter then I wouldn't.

2) What valuation has the buyer had on the house?  If it's the amount they offered then I would be less likely to agree to a reduction.

The consumer unit is 15 years old, with trip switches, and has no fault that I know of. The new unit installation is priced at £450+VAT.

Maybe the buyer did not have a valuation done before making their offers, the same day and the day after their viewing. We priced the house at 375-400.