Survey results - advice needed about electrics

TTM

I’m a FTB and have had the results of a L3 survey back. I'm now starting to organise quotes for the issues raised and need some advice regarding the electrics, as it’s something I am absolutely clueless about.

The house is a victorian semi and the electrics are dated (I have photos if useful), with no test/safety certificates and no work carried out since at least 2005.  Instead of a modern style board of trip switches, it’s a fuse box, so I’m assuming this will need bringing up to date?  Am I also looking at a possible full re wire?

Another issue raised in the survey was a lack of wall sockets.  I’m going to ask if the vendor would let me know how many there are where they are, but if more are needed does that also increase the likelihood of needing to budget for a re wire?

Finally, if it turns out there is a lot of work involved here, is it reasonable to discuss costs with the vendor?  Or are dated electrics just one of those costs that a buyer should expect to swallow?

I just want to make sure I'm asking the right questions of any electricians I get in to quote.
Thanks in advance

gwynlas

It sounds as though you will need a full rewire  it unklikely that any private seller would have test.safety certificates as these usually relate to rental properties. it does not matter where or how many wall sockets there are currently. You will need to plan for a rewire and decide how many you want, it is generally advisable to have more rather than less. It is normally considered to be a cost that you would meet in your general refurbishment of the property and done once you have decided how you want to live in the house unless you are having works completed prior to moving in

user1977

TTM said:

Another issue raised in the survey was a lack of wall sockets.  I’m going to ask if the vendor would let me know how many there are where they are

Surely better to go back yourself and have another look? It's the sort of thing you ought to be checking during a viewing.

I would say that wanting a different layout of sockets/lighting etc is a better justification for a rewire than the current installation merely being old (unless it actually has faults with it ).

ciderboy2009

Bear in mind though that a full rewire might not be required - you might be able to upgrade the fuse box to a modern consumer unit for around £500.

Also bear in mind that just because it's old it doesn't mean that it's dangerous.

As for discussing costs with the vendor - this depends on what the mortgage valuation for the property is.

If it's the price you're paying for the property then you're going to struggle to persuade the vendor to contribute - particularly as they won't be getting the benefit of any of the work.

TTM

Thanks for the replies so far.

With regards to meeting costs, the house was valued by the bank at the price we had accepted, which was £15k under the asking price.

I guess first I need to find out whether the electrics are safe and what the minimum work required is to get them up to date by replacing the fuse box (assuming this is possible).  If the vendor is unlikely to help meet costs here that's understandable, but if it's reasonable to get them to check the electrics are at least safe I'd like to know.

The point about living with the house for a bit to work out what we need going forward is a good one and makes sense.

TheJP

TTM said:

Thanks for the replies so far.

With regards to meeting costs, the house was valued by the bank at the price we had accepted, which was £15k under the asking price.

I guess first I need to find out whether the electrics are safe and what the minimum work required is to get them up to date by replacing the fuse box (assuming this is possible).  If the vendor is unlikely to help meet costs here that's understandable, but if it's reasonable to get them to check the electrics are at least safe I'd like to know.

The point about living with the house for a bit to work out what we need going forward is a good one and makes sense.

Sounds like the price you are paying takes into consideration the work needed to update the house.

Its your responsibility to pay for any checks regarding the electrics not the seller, an ECIR survey would be able to tell you if they are safe but again bear in mind that they will be compared to todays regulations which change like the weather.

Woolsery

TTM said:

.  If the vendor is unlikely to help meet costs here that's understandable, but if it's reasonable to get them to check the electrics are at least safe I'd like to know.

No, they've probably lived with the electrics since buying the house and have had no concerns, so why would they check it's safe for you?

It's your job to have whatever checks done you think worthwhile and satisfy yourself that what you're buying is acceptable. A re-wire early on in ownership is advisable, if definitely required, because it's disruptive and usually spoils decoration, but being 'required' is still not the same as being needed, as your vendors have proved.

canaldumidi

If you want the electrics inspected, then pay an electrician to inspect. An EICR is the relevant report. Note that it will report against the current regulations (which change every few years), and a failure to meet current regs does not mean an upgrade is needed - though you might choose to upgrade.

Only C1 alerts are really significant.

The fuse box sounds like it should be changed (£100-400 + labour?), and you'll probably choose to have more sockets installed. Whether a full re-wire is needed will depend on the condition report.

TTM

Perfect, thanks for all of this.  It's really helpful.

I'll get it checked.

[Deleted User]

If you are considering a full re-wire just be aware that as well as the cost it is incredibly disruptive. Floorboards will need to come up, and walls will need to have trenches made to fit new wiring. The plaster from the falls gets everywhere, it's horrendous. When they do it the room fills with a fog of plaster particles.

Ideally you want to have it done before moving in, and then plan on redecorating afterwards. If there is wallpaper it will be damaged and have to be replaced. The plaster in such an old house will probably not be in good condition, so you might need to budget for replastering too. Then a deep clean to get rid of the plaster dust before moving in.

sourpuss2021

I live in a Victorian terrace that was converted into flats in the late 1990s.   The wires under the floorboards look like this.   Electrician told me that they're fine, no need for a re-wire.  Though the consumer unit needs replacing as it has no RCD protection.  So it may well be a similar situation in the property you're looking at.