Electric, gas and heating tests on property.

Troy_af

Good morning.

I have now had the survey report through for the house I'm hopefully purchasing.

The house is roughly 10 years old so there are no physical defects which have been flagged up. However there are a few "grade 3" issues relating to reports and documentation.

So, it is recommended to have the electrics, gas and heating tested if they haven't been tested in the last 12 month. Another potential issue is that the windows have no safety trade mark, so we will also need documentation for those, to ensure that they have been fitted to the correct standards. The house, as mentioned, is around 10 year old and built by a well known mainstream builder, just out of its 10 year NHBC warranty I believe. 

I am expecting my solicitor to be looking for a building regulation completion certificate as part of their enquiries. Does this certificate cover all of the above or would the tests still need to be carried out? Also, I would expect that it would be me (the buyer) who would be expected to pay?

I'm just wondering is this normal and would these issues probably be brought up on every home which is out of its 10 year warranty? In the past I have only bought homes under 10 year old and I'm assuming none of the above was mentioned due to these properties still being under 10 year NHBC warranty? It doesn't appear to be much of an issue I'm sure but with the grade 3 defects on the report described as "urgent" it just had me a little worried.

Thanks for any advice.

user1977

Surveyors like to worry you unnecessarily - it's just "3" because they're not qualified in electrics/gas so it's really just "no comment - if you want to know, get an expert in". Doesn't meant they think there's actually a problem. Which would be unlikely after only 10 years anyway. I wouldn't bother getting further checks done (same goes for the windows too - assuming they're not replacements then they would have complied with building regulations, which is what the completion certificate confirms).

macman

There is no requirement to supply either a GSC or an EICR on a residential sale. If you want them, you'll have to arrange and pay for them yourself.
Much more relevant is evidence of a recent boiler service, Ask for a receipt, if available.

TripleH

I wouldn't panic over the electrics.

With a house that new, the electrics are expected to be fine. Either from completion or it will have Bern raised on snagging.

We have some electrical issues we have previously highlighted on our 15 month old house.  They should be sorted in the near future...

Troy_af

macman said:

There is no requirement to supply either a GSC or an EICR on a residential sale. If you want them, you'll have to arrange and pay for them yourself.
Much more relevant is evidence of a recent boiler service, Ask for a receipt, if available.

No requirement by law, yes I understand that. But, since the electrics are due a test this year (10 years since installation), would it be unreasonable to ask the seller to pay for it? I have been in the same situation myself with my buyer. Boiler was due a service/report, their solicitor requested me to have one done, so I did and I paid for it.

Another point somewhat related but I'll ask here to save making another thread. Does anyone know what the law is regarding water meters? Ive read online that they are compulsory for all new homes from 1990. The report from my solicitor says that the property does not appear to be fitted with a meter and the survey did not mention the location of the meter, also the property information form from the sellers was also left blank for the meter location.

sammyjammy

Totally unreasonable to expect vendor to pay but if you don't ask you don't get, nothing to do with the house being over 10 years old.

martindow

Troy_af said:But, since the electrics are due a test this year (10 years since installation), would it be unreasonable to ask the seller to pay for it? 

There is no requirement to have periodic tests unless you are a landlord.  Very few people pay for tests and I suspect if you ask the seller to pay for it you are likely to get a short response.

With water meters I think you can ask the water board to fit one if it doesn't have one at the moment.

hazyjo

Troy_af said:

macman said:

There is no requirement to supply either a GSC or an EICR on a residential sale. If you want them, you'll have to arrange and pay for them yourself.
Much more relevant is evidence of a recent boiler service, Ask for a receipt, if available.

I have been in the same situation myself with my buyer. Boiler was due a service/report, their solicitor requested me to have one done, so I did and I paid for it.

Most solicitors will ask, but there's certainly no obligation. You could have said if they want it tested, they are welcome to get someone in and pay. 

macman

The water co. can compulsorily meter upon change of ownership. Some do, some do not, it depends on region.
If they don't, get one anyway, it'll invariably be cheaper.
Any tests you want doing on the property are at your request and you should expect to pay for them. You can ask the vendor to pay, but refusal often offends...