Purchase House That May Require Electric Rewiring

KuchKuch

I'm about to purchase a property that was originally built around 1940. My solicitors have notified me that the property hasn't had the electrics rewired at least since 1985 (when the current owners in). The current vendors don't know when the property was last rewired - could be in 1984 or could be when the property was originally built. What are the chances the property will need to be rewired? What sort of report would I need to prove to the current vendors that the property does need to be rewired (or give me assurance it doesn't)? Who could produce this report for me if I wanted to use it to renegotiate the price I'm paying for the property?

Thanks.

user1977

I would say it’s pretty unlikely that the wiring dates back to the 1940s. You get your own electrician in if you want a report, but just because wiring is old doesn’t mean it needs rewiring, any more than other parts of the house need to be replaced just because they’ve reached a certain age.

theartfullodger

Get an EICR test done: Then see what it says....

Sigh....

niceguyed

I've just been through a rewire myself on a late 1940s property. Then again the electrics were 50+ years old so it was a no brainer. 

Once you get to 30+ year old installation the argument for a rewire becomes much stronger but as others say may not be essential. If it is 1985 you're not far off 40 years so the best, easiest and cheapest way is before you move in if you go down that road. Much depends on the current install and your plans for the property. If you want or need to start adding circuits, sockets or end up needing a new fusebox then it's good to start thinking about future proofing. 

You'll probably have to pay for the EICR rather than the vendor. The problem is it's going to likely find issues but you'll know the state of play.  Just be careful thinking that the EICR entitles you to money off!  

Just my opinion but if at best it was 1985 I'd be budgeting for a rewire and factoring that into my offer and not bother with an EICR. If the heating is ancient as well then the same applies and I'd consider doing both at the same time whilst the flooring is up!

I do appreciate though the vendor may have factored in condition already into the price. By the way, the cost of a rewire has risen exponentially over the last 3 years. 

[Deleted User]

An EICR would be a good bargaining tool. A rewire is a massively disruptive undertaking. Ideally you don't want to be living there when it's done. In most houses the amount of plaster dust it creates cannot be underestimated.

Have a look on YouTube, you can see that entire rooms turn white with the dust. Budget for the work being done before you move in.

ka7e

Same here - bought 1930s house, it was probably rewired in the 80s according to my electrician.

It's not just the condition of the present wiring you need to consider. We now need multiple sockets in every room - it's amazing how many homes don't even have an outlet near their telephone socket! If you want to install an electric shower or a double oven, you need designated cables and it's much tidier to have wall-mounted TVs if you have plug and ariel sockets behind the bracket.

Don't underestimate how many sockets are needed - I've just totted up 19 in my kitchen/diner (plus 2 concealed for fridge/freezer and dishwasher) and only 2 are free on a regular basis. Bedrooms need a minimum of 6, more if you want a TV or use them as a home office. Don't forget halls and landing for ease when vacuuming and at least one external socket for mower/lighting/BBQ etc

Ideally, a rewire should be done before you move in. It's a filthy job and plaster dust from channelling-in will get into wardrobes, kitchen cabinets and into electrical equipment. It is very difficult to maintain power to some parts of the house while work is being done and many electricians won't even consider it.Then you need the new channels to be re-plastered, made good and decorated.

We were actually in situ when our rewire took place and I'd never do it again!

mi-key

If all the sockets and lights are working and safe, then it doesn't 'need' a rewire. Despite what some electricians claim, wiring very rarely deteriorates to the point it has to be replaced in the whole house, and wiring from the 1980s will still be fine.

If you want to add extra sockets, then that is really down to you once you move in.

I would say most houses in the UK from the 50s onwards have never been fully rewired, and most work done is to add extra sockets and update the consumer unit 

niceguyed

mi-key said:

If all the sockets and lights are working and safe, then it doesn't 'need' a rewire. Despite what some electricians claim, wiring very rarely deteriorates to the point it has to be replaced in the whole house, and wiring from the 1980s will still be fine.

If you want to add extra sockets, then that is really down to you once you move in.

I would say most houses in the UK from the 50s onwards have never been fully rewired, and most work done is to add extra sockets and update the consumer unit 

Without a condition report you really don't know as every install is different. Personally with safety I don't like to rely on a simple rule of thumb. You've no idea of the install, what's been added and the conditions it's been put under. Yes pvc cabling can last decades but then there are assumptions being made about loads. 

Current needs and future proofing are two different things but what I do know for a fact is a rewire is much better done before moving in. Obviously depends on budget and future needs!

tacticalbanjo

Having found some horrendous DIY bodge jobs (cable going diagonally through the wall, extra sockets run in flex) in my current house (50s build, 80s rewire) I have to say that I sleep better at night knowing that the electrical installation is safe and has been done by someone competent not a complete yeehaw. Also, having sockets exactly where I need them is excellent. Recommend against a live in rewire though!

ChasingtheWelshdream

We have ‘ancient’ electrics and have just had a full safety inspection/testing before a new consumer unit is installed. Yes, there are some faults to fix but the testing hasn’t revealed nearly as much of a disaster as I would expect and doesn’t ‘need’ re-wiring. Yes, it could do with some work to bring it up to modem standards, and there are insufficient plug points for the 21st century but there is little that is unsafe, and this bits that are we are making good.

If we were selling, I wouldn’t expect a buyer to reduce the price based simply on ‘old’ electrics and the expectation to rewire. I would expect them to pay for their own tests and unless something is proven dangerous that I would want to know about whilst still living there to remedy, I wouldn’t be dropping the price to cover the vendors betterment.

[Deleted User]

If you do get it re-wired then take the opportunity to future proof it too. More sockets than you think you need, and CAT6 ethernet cable everywhere too. You might consider getting some coax installed for TV antenna/satellite dish, but ethernet is the future for video distribution.

Also think about where you want light switches and thermostats, plus any wiring for smart home tech or future upgrades like a garage door opener or exterior lighting/CCTV. Again with CCTV, CAT6 ethernet is the way to go, with power-over-ethernet (PoE).