Inspection certificates

pred02

I’m currently selling my flat to first-time buyers. It’s a two-bedroom Edwardian maisonette with a share of freehold. We’re mid-transaction (survey completed), and the buyers’ solicitors have raised a couple of additional requests:

EICR (Electrical Installation Condition Report)
I understand this isn’t a legal requirement for a standard property sale. However, I’m considering whether proactively obtaining one could help control the narrative and reduce the risk of renegotiation (e.g. around a new consumer unit or potential rewiring).

The property is older, but it has been well maintained and we’ve had no electrical issues. The installation supports modern usage (ceiling lighting, dimmers, etc.), albeit within the context of an Edwardian home.

Would commissioning an EICR be a sensible step, or does it risk opening up unnecessary negotiation points?

Fire Risk Assessment (FRA)
The building consists of just two flats. I’m aware of the changes introduced under the Fire Safety Act 2021, but my understanding is that formal FRAs are typically not required for small, share-of-freehold buildings with minimal or no common parts.

Is it reasonable to push back on this request? Alternatively, if one were to be commissioned, would it be appropriate to involve (and share the cost with) the other freeholder?

Thanks

ciderboy2009

Personally I would say that, if they want these reports, then it's up to them to arrange & pay for them.

subjecttocontract

You are over thinking the situation. Buyers solicitors will often ask for loads of stuff they won't get. It's perfectly ok to say NO. If the buyers want these reports get them to sort them out at their expense. One advantage of getting the buyers to arrange and pay for these types of reports is that they are then more deeply committed financially and pulling out means a bigger loss a for them. When they have to pay for them themselves they might decide not to bother. Buying an Edwardian flat one cannot expect a modern property up to current building regs. Just say no and leave it up to them.

user1977

And bear in mind generally that just because the solicitors are asking for something, it doesn't mean it's essential or that they even really expect you to have it.

Albermarle

and reduce the risk of renegotiation (e.g. around a new consumer unit or potential rewiring).

If the buyers have a survey done, the surveyor will note if the consumer unit is very old. Even in an old house you should have a reasonably modern consumer unit - say no more than 25 years old.

pred02

Thanks. I am trying to understand reasonable ground for the Fire Risk Assessment (FRA) pushback as I am getting mixed feedback - e.g. some lenders now require them.

Bigphil1474

We got an EICR on the house we sold, purely because I expected it to come up. 100 year old mid terrace, modern CU. Our electrician didn't charge much (can't remember exactly but it was under £100 in 2024). Not required, but I don't think I would sell a house without getting one done - simply because every survey comes up with a red 3 on that issue. Same with boiler service and gas safe.

Fire risk assessment - have you looked online for templates and instructions to do your own? No idea how much they would cost to pay someone, but if you sufficient knowledge they aren't difficult to do.

FreeBear

https://forums.moneysavingexpert.com/discussion/comment/81979726#Comment_81979726

Unless you hold suitable qualifications, I doubt anyone would accept a DIY fire risk assessment. Even then, I would expect a solicitor & lender to turn it down claiming conflict of interest.

Bigphil1474

https://forums.moneysavingexpert.com/discussion/comment/81979737#Comment_81979737

There is no requirement to have any qualifications to undertake a fire risk assessment. You only have to be a competent person. Someone with relevant work experience can be deemed competent.

The fire risk assessment on flats is only for the common areas if there are any. The flats themselves aren't included. I'm not sure how you would conclude it's a conflict of interest to do your own fire risk assessment on somewhere you live - it is entirely in your interest to do a proper and thorough risk assessment.

user1977

If the buyers need a FRA, they can commission one. There's no rule that the buyer needs to get one before they can sell.

FoundTheRightHome

On the FRA, the key question is whether a lender is specifically requiring it rather than the solicitors just asking. Worth going back and asking them to clarify that directly. If it turns out to be a genuine lender requirement, splitting the cost with the other freeholder is reasonable given both properties benefit from it existing.

On the EICR, the narrative control logic is sound but getting one done proactively means you control the report rather than a buyer's inspector who may be more conservative. The risk of surfacing issues is real but lower than a buyer using electrical uncertainty as a renegotiation lever later