Buying a house with an unsatisfactory EICR

iainseal

Hello, 

We've just paid for an EICR to be done on the property we're buying (as the vendors previous certificate was out of date). The report has come back as 'unsatisfactory', recommending further investigation due to higher than expected R2 readings on a number of the circuits. Does anyone have any advice on how to approach? Would it be reasonable to ask that the vendors resolve this issue before we exchange, or is this likely to be minor? 

Thanks in advance! 

Richiem1987

The Vendor doesn't have to do anything about it legally speaking, and unless it's a BTL, it will not affect ability to obtain a Mortgage. You will have to factor this in as maintenance work at your expense once you have completed the purchase. It is something you have to budget for, and if you are not prepared or in a position to do that, walk away from the purchase. 

p00hsticks

iainseal said:

Would it be reasonable to ask that the vendors resolve this issue before we exchange, or is this likely to be minor? 

It's not usually recommended that you ask the vendors to carry out work like this - they're not going to be living in the property, so they have no incentive to ensure that a good job is done, and if they agree are likely to pick the cheapest 'bodge job' opportuntiy they can get away with to avoid losing a sale. 

If it matters to you that much , you are better off negotiating that they pay something towards the work and you arrange to get it done yoursef after completion. Bear in mind that if you agree a reduction in the sale price then it would involve getting the mortgage company invovled and possibly having to redo the paperwork / getting a new offer arranged.

iainseal

Thank you, welcome any insight from others as to whether higher than expected R2 readings are likely to be indicative of a significant issue/one that is costly to fix? (I'm also getting quotes for the 'further investigations' as obviously this would be the only way to know for sure).

Have certainly factored in a degree of maintenance costs once we've purchased the house, but (due to the condition of the property) we weren't anticipating to have to do major work like rewiring the property, so would want to reconsider our offer if that was what was needed. 

TheJP

iainseal said:

Thank you, welcome any insight from others as to whether higher than expected R2 readings are likely to be indicative of a significant issue/one that is costly to fix? (I'm also getting quotes for the 'further investigations' as obviously this would be the only way to know for sure).

Have certainly factored in a degree of maintenance costs once we've purchased the house, but (due to the condition of the property) we weren't anticipating to have to do major work like rewiring the property, so would want to reconsider our offer if that was what was needed. 

Don't think i would negotiate as a seller from an ECIR, the seller will have no benefit and if the electrics work and given these are based on todays guideline then why should negotiate.

Richiem1987

iainseal said:

Thank you, welcome any insight from others as to whether higher than expected R2 readings are likely to be indicative of a significant issue/one that is costly to fix? (I'm also getting quotes for the 'further investigations' as obviously this would be the only way to know for sure).

Have certainly factored in a degree of maintenance costs once we've purchased the house, but (due to the condition of the property) we weren't anticipating to have to do major work like rewiring the property, so would want to reconsider our offer if that was what was needed. 

All the EICR indicates is that the current installation has degraded over time and is not up to mordern standards. All the sockets and lights in the property likely work from a consumer POV with no issues. 

macman

95% of UK properties are not up to 'modern standards', as they predate the 18th edition regs of 2019. This does not mean they are unsafe, nor do they have to be upgraded by law.
The vendor has to do nothing: the property is being sold 'as seen'. Any faults are the responsibility of the buyer.

ProDave

Is "High R2" the ONLY reason for the EICR being unsatisfactory?  If not list ALL of the C2 or C1 items?

High R2 could be as simple as some terminal screws not done up tight enough. Any evidence of a lot of posh new switches and sockets fitted?

macman

'Unsatisfactory' is I think the OP's interpretation of the report. 

anselld

macman said:

'Unsatisfactory' is I think the OP's interpretation of the report. 

No.  It refers to the fact that there is at least one c1 or c2 defect on the report which need rectification before a "satisfactory" report can be issued.

However, as above the c2 may be a simple fix with further investigation.  It is unlikely to be a show-stopper.

iainseal

ProDave said:

Is "High R2" the ONLY reason for the EICR being unsatisfactory?  If not list ALL of the C2 or C1 items?

High R2 could be as simple as some terminal screws not done up tight enough. Any evidence of a lot of posh new switches and sockets fitted?

No C1 or C2 issues identified, a couple of C3 issues which we aren't worried about, and then 'further investigation' relating to a number of circuits getting R2 readings that are higher than expected. 'Unsatisfactory' was the terminology used by the electrician on the report due to the areas for further investigation.