EICR / Boiler Service

ooh_aah

Some advise...

Our buyer had a survey done yesterday and at the end, the surveyor said there are a few niggles which all house have but no real issues (which was reassuring but then again our house is only 10 years old). He did however say there would be a likely condition rating 3 for Electrics as a new EICR has a recommended of date of May '22 (so just beached the 10 year recommendation). Also, he will need to flag the fact our boiler hasn't been serviced in last 12 months (we have repair cover without annual service included, never had issues with boiler previously and was serviced up until 2 years ago - boiler again is just over 10 years old).

My concerns stem from if the buyer requests a new EICR and Boiler Service to be carried out - happy I guess to pay for the boiler service as it it something I should have maintained, but my main concern is the EICR. I certainly won't be paying for this (buyer can) but surely this will report back that the wiring etc.. (never had any issues/re-wiring since house was built, we have been in since day 1) no longer meet the regs as they will surely changed since then?

Not too sure what a EICR entails but surely if it reports back no safety issues, but electrics don't conform to current regs, that would be a matter for the buyer to rectify if they so wish? If we continued in the house, it's not something we would be in a hurry to have carried out as it's only a recommended date and as I say we have had no issues/changes electrics wise previosuly.

Any tips on how to handle the situations should he want these things carried out..?

canaldumidi

You are under no obligation to pay for either. If the buyer wants the roof checked, he pays a roofer. If he wants the structure checked, he pays a surveyor (or structural engineer).

And if he wants the electrics or gas checked, he pays an electrician or gas engineer.

The surveyor may list them as '3 urgent' but that reflects his inability to check them himself(surveyors are not electricians or gas engineers). It doesnot mean there's an urgent issue with them, just that checkig them is urgent (this is a common but scare-mongering aspect of survey reports).

Yes EICR commonly (usually) highlight that the electrics don't meet current regs, and again,thisoften panics buyers esp FTBs.

But unless they are listed as C1 no action is needed. Failure to meet current regs would be a C3 (see here) unless of course it also represented a danger.

Of course, you may choose to pay for one or both eg to keep the sale on track if the buyer looks like pullng out, but that is up to you.

ooh_aah

That link is really helpful, thank you and for the advise 

Noneforit999

Hopefully you have a buyer who knows what to expect with a non new property.

Like you said, I would not be arguing over a £100 boiler service but the EICR will flag some things that are recommended to bring the electrics in line with the latest regs but as the poster above says, unless any are serious issues that do actually need addressing, the buyer should hopefully know the score.

Our house had 6 offers and if we had to relist it, I would expect just as many more so personally I would start off paying hardball and refuse to pay for both

Bendy_House

Hi O-A.

10 year old electrics - I wouldn't entertain any requests from a buyer for you to have this checked. If they want to, then they can fill their boots. And if it returns a typical, "Not up to current regs", then they can fill their own boots then too.

I wouldn't entertain for a nano-second responding to such a report with any offer of upgrading/remedial work/discount - 10 year old electrics will be just fine. (Unless a report finds an actual fault, of course...)

The boiler can be a different matter, tho' - there's something unreasonably emotive about these fellows. I've just been through a (traumatic) house-hunting process with mil over the past 3 years, on properties between £300 and £400k and, in every one, she hunted down the boiler to check if it 'looked ok'. And every time I said "Even if it does go kaput, it'll only be £1 to 2k to replace, and you are spending upwards of £300k on the house..." It didn't matter what I said - it just 'mattered' to her.

It's your call, but I think I would consider having a fresh service carried out (especially if you are confident it'll be ok!), as it'll only cost around £75, and I think it'll give a lot of folk peace of mind, way above its merit

ooh_aah

Just had notification our buyer has no issues with the survey, so panic over.

The survey we  ommissioned on the house we want to buy took place today, now what to do if it flags for the boiler or electrics..! 

Thanks again for advise all

Noneforit999

ooh_aah said:

Just had notification our buyer has no issues with the survey, so panic over.

The survey we  ommissioned on the house we want to buy took place today, now what to do if it flags for the boiler or electrics..! 

Thanks again for advise all

Boiler is less of a concern for me as you can just replace it with minimal fuss. Electrics would be more concerning, if there were issues with it and it required a rewire, its a big job of chasing walls and ripping up flooring etc. 

Electrics won't be up to current regs most likely but if the survey advises getting the electrics checked (which it will) then get an EICR done and ask see if any are C1/C2 and actually need doing, i.e. they are a safety issue.