Am I being taken for a ride?

[surreygirl]

I had an electrician come to do a safety check at my property that I let out last week and he has recommended that remedial work should be done at a cost of 2,100 pounds, These are:-

Upgrade of eco 7db
Upgrade of 2 x circuits to RCD protection
Install of isolation point for underfloor heating
identification of points where required
Fusing of points
Enclosure of exposed wiring - these are wires that are not in trunking
Investigation of supply wiring and condition of main isolator and repair
Retermination of required points
cable enclosures

Nothing listed but the sub total is 1,750 plus VAT comes to 2,100

Is that a lot! I last had a test done five years ago, true the wire of the economy 7 is in a situation which is not assessable, however he wants to run a wire from it across the lounge and into the kitchen!

But the amount seems excessive and it is through the Agents who manage the property for me.

Any suggestions would be very helpful.

Many thanks Surreygirl

 

[surreygirl]

seems on the high side to me, but without being physically there, it's hard to tell the extent of the work required. my advice would be to get a second opinion; a local spark .w

I am going to do that as some one has kindly given me the details of an electrician who lives near my flat so that is very helpful and I will ring him on Monday so I am feeling a bit happier now

 

[Phil Thompson]

I personally wouldn't be jumping to any conclusions yet, but it's good you have found a third party for a second opinion.

Will watch out for the update after the other Spark has been in to have a look.

 

[UNG]

While you really need to change the electrician I also think you need to consider changing the agent as well as they don't seem to be acting in the clients best interest.
I'm assuming that this agent has been acting for you for a number of years and has had sight of at least one previous EICR for the property and does not appear to want to challenge the findings of the electrician, I would ask the agent how long the electrician has been doing them and if there are any vested interests, family connections etc

 

[surreygirl]

While you really need to change the electrician I also think you need to consider changing the agent as well as they don't seem to be acting in the clients best interest.
I'm assuming that this agent has been acting for you for a number of years and has had sight of at least one previous EICR for the property and does not appear to want to challenge the findings of the electrician, I would ask the agent how long the electrician has been doing them and if there are any vested interests, family connections etc

This the first safety cert they have done. I have used them for a year. I am not very impressed at all because a lot of work that needed doing ie Iasked them to put in a hot and the tenants said that the shower wasnt working and that was three months ago. When I arrived not one thing had been done. I said I would then go and buy the hood as I was in the UK and the Agent said that he already had the good which I think was a lie any the long and the short of that was that there was nowhere to put the extractar pipe line or whatever its called so he told me he was returning the hood which I do not beleive he had in the first place and yes you are right the Agent told me that there had never been a complaint about the electrician before, but that doesnt really bother me and also I do not like to be manipulated. I still find £2100 a great deal of money as I said £410 to trunk a small area of grey wiring - about 2 feet -, put in two new fuses for the underfloor heating remove a switch that is at the moment redundant which I do not want removed because it was there for a pump which I want that put back as the water pressure is low and something called "fusing of points" which some said to ask what that was so I did and he removed that one! The the wiring from the main outside board which is some 13 feet to the kitchen was going to be £1600! and yes as you say I will change the Agents when this is over. I am not impressed at all. They have at least now put in the new shower so that is something. No they most certainly are not working in my best interest.

Also I note that if it is the case that you can only put in 3 metres of wiring before a connection then that means that either at the beginning or at the end there is only 36 inches where the connection is and as there will be a huge hole where he takes out the main switch board why can't he test the connection!

 

[UNG]

If this is the first EICR they have done and the agent has let the flat for a year I'm assuming there must be a previous EICR in existance

 

[Toneyz]

Did you ever have a EICR by another electrician at the start as you say a year has gone by with this electrician & agent shouldn't these items been highlighted before the property being rented out ?.

 

[surreygirl]

If this is the first EICR they have done and the agent has let the flat for a year I'm assuming there must be a previous EICR in existance

Yes there is but that was five years ago so it needs a new one and that is why the Agents electrician came in the first place but he failed it.

 

[Phil Thompson]

Can you not get that Spark to see what he thinks?

 

[Toneyz]

Can you not get that Spark to see what he thinks?

Something isn't right here ,the original EICR wasn't thorough enough/ picked up on these things or the current electrician is lining his pockets.

 

[telectrix]

this is sounding more and more like a rip off by either the sparks or the agent or both. let's wait and see what the independent sparks comes up with.

 

[surreygirl]

Can you not get that Spark to see what he thinks?

He is coming in on Tuesday to look at the underfloor heating fuses which the Agents electrician said has the wrong fuses in so hopefully he will sort that out and also yes if those wires were meant to be trunked then he has not done his job either! and he has the qualifications to do a safety cert so not sure why he was not thorough, but he obviously wasnt still we shall see.

All very frustrating

 

[Phil Thompson]

Would be funny to get them all there together, see the outcome.

 

[surreygirl]

Would be funny to get them all there together, see the outcome.

Wish I had the time. Yes it would be

 

[telectrix]

last time there was a meeting of 3, it was decided to give Poland to the russians, after 5 years of war liberating them from another maniac.

 

[UNG]

Yes there is but that was five years ago so it needs a new one and that is why the Agents electrician came in the first place but he failed it.

I'm well aware of the requirements but the previous EICR is a point of reference unless a lot of alterations have been carried out which should have been certified anyway or the tenant has tampered with the installation.

An electrical installation cannot "fail" an Electrical Installation Condition Report which is a report on the condition of the electrical installation it is not the same as a car MOT which is a pass, pass with advisories or fail outcome.
An EICR has a satisfactory / unsatisfactory for continued use outcome although FI, C1, C2 and C3 codes could be classed as graded advisories which can affect the overall outcome given on the report
The issue of the report is not conditional on the inspecting electrician carrying out all the remedial work needed to give the necessary satisfactory outcome required
The attitude of this electrician from what has been said seems to give an impression that his skill set is not up to carrying out EICR's

 

[surreygirl]

I'm well aware of the requirements but the previous EICR is a point of reference unless a lot of alterations have been carried out which should have been certified anyway or the tenant has tampered with the installation.

An electrical installation cannot "fail" an Electrical Installation Condition Report which is a report on the condition of the electrical installation it is not the same as a car MOT which is a pass, pass with advisories or fail outcome.
An EICR has a satisfactory / unsatisfactory for continued use outcome although FI, C1, C2 and C3 codes could be classed as graded advisories which can affect the overall outcome given on the report
The issue of the report is not conditional on the inspecting electrician carrying out all the remedial work needed to give the necessary satisfactory outcome required
The attitude of this electrician from what has been said seems to give an impression that his skill set is not up to carrying out EICR's

I agree. There is something wrong somewhere along the line in fact I do not need one really I have just read it is every five years for multiple households, however I like to be sure and better to be safe then sorry, but being taken for a ride was not my intention and that is what seems to be happening here. I think the electrician is over doing it a bit I have to say.

Thank you for your reply.

If I get the right fuses in for the underfloor heating I shall be a lot happier.

 

[Phil Thompson]

Every 5 years or change of tenant. Whichever comes sooner.

 

[telectrix]

I agree. There is something wrong somewhere along the line in fact I do not need one really I have just read it is every five years for multiple households, however I like to be sure and better to be safe then sorry, but being taken for a ride was not my intention and that is what seems to be happening here. I think the electrician is over doing it a bit I have to say.

Thank you for your reply.

If I get the right fuses in for the underfloor heating I shall be a lot happier.

would need to know the loading of the ufh to determine the fuse/MCB size, as a rough guide, ufh is approx.150 -200 watts /sq.m, so if you have,say 10sq.m, that's 2kw, approx 9A. fuse/MCB should be sized to protect the cable to the ufh, so could be anywhere between 10A and 32A depending on how it's wired.

 

[Toneyz]

this is sounding more and more like a rip off by either the sparks or the agent or both. let's wait and see what the independent sparks comes up with.

Tony Cable is freelance now according to P.E. mag.

 

[telectrix]

Tony Cable is freelance now according to P.E. mag.

so.a bit like unleashing a yorkshire terrier into a pack of rottweilers. let's all rip him to pieces.

 

[Pete999]

Tony Cable is freelance now according to P.E. mag.

Oh no Jesus, now what? TC 7671.A

 

[surreygirl]

would need to know the loading of the ufh to determine the fuse/MCB size, as a rough guide, ufh is approx.150 -200 watts /sq.m, so if you have,say 10sq.m, that's 2kw, approx 9A. fuse/MCB should be sized to protect the cable to the ufh, so could be anywhere between 10A and 32A depending on how it's wired.

It is about 20 square meters 12ft by 15ft something like that!

I so not know what wattage the fuses are at the moment I will find that out on Tuesday.

 

[surreygirl]

Every 5 years or change of tenant. Whichever comes sooner.

That is what is recommended but it is not obligatory according to the Gov site. 10 years for owner occupier home and five years for a tenanted property. Although I do know that agents like to do one after every new tenant.

 

[Pete999]

That is what is recommended but it is not obligatory according to the Gov site. 10 years for owner occupier home and five years for a tenanted property. Although I do know that agents like to do one after every new tenant.

The Government WTF do they know, SFA

 

[telectrix]

20sq.m. equates to around 4kW, i.e 18A, so i'd expect on a 2.5mm cable with a 20A MCB/fuse. assuming all are on the same circuit. if split over more circuits, the the MCB/fuse rating may belower.

 

[surreygirl]

The Government WTF do they know, SFA

True, but that is what is recommended. I think every five years is good to be on the safe side. It is the Agents who say after every tenant there should be a check. But it is best to be safe I think.

 

[Toneyz]

True, but that is what is recommended. I think every five years is good to be on the safe side. It is the Agents who say after every tenant there should be a check. But it is best to be safe I think.

You never know what not all but some tenants do.

 

[surreygirl]

20sq.m. equates to around 4kW, i.e 18A, so i'd expect on a 2.5mm cable with a 20A MCB/fuse. assuming all are on the same circuit. if split over more circuits, the the MCB/fuse rating may belower.

Yes it is all on the same circuit I only have it in the lounge and the very small hall. It is not all over.

 

[Pete999]

True, but that is what is recommended. I think every five years is good to be on the safe side. It is the Agents who say after every tenant there should be a check. But it is best to be safe I think.

My Son is an Electrician, he is renting a property, no EICR it's a case of where can I rent at a good price? I know it's not right, but needs must I'm afraid, and until this excuse for a Government, become part of the real World we are doomed Mr Mainwaring, doomed. Stop fluffing around Mrs May, we don't have all of you privileges, or your money, think of the, what was the working population, all of you should be ashamed of your complete lack of knowledge of Mr and Mrs Average, stop thinking of who or what thinks of you, do the right thing, help the British people, because you aren't doing it yet. Look after number one, you constituents, well maybe not yours but you get my drift.

 

[surreygirl]

You never know what not all but some tenants do.

True some do to odd things I have to say but touch wood and whistle I have not had any bad tenants so far so good.

 

[surreygirl]

My Son is an Electrician, he is renting a property, no EICR it's a case of where can I rent at a good price? I know it's not right, but needs must I'm afraid, and until this excuse for a Government, become part of the real World we are doomed Mr Mainwaring, doomed.

If I was the Landlord I would be worried in case something went wrong. It is difficult to rent I must say, yes and it is not even law to have an EICR! However you have a duty of care me thinks.

 

[telectrix]

me only ever once had any bad tennents. tasted like pi$$ but it was out of date anyway.

 

[Pete999]

me only ever once had any bad tennents. tasted like pi$$ but it was out of date anyway.

Wrong tenant Tel, still you are a Scouser, so lets say no more about it.

 

[telectrix]

lager is a chav's drink anyway ( polish,german and czech lager apart. ). makes me laught with some of these "export" lagers. supposedly danish, but brewed in the UK by carlsberg tetley.

 

[Toneyz]

lager is a chav's drink anyway ( polish,german and czech lager apart. ). makes me laught with some of these "export" lagers. supposedly danish, but brewed in the UK by carlsberg tetley.

In Northampton.

 

[littlespark]

me only ever once had any bad tennents. tasted like pi$$ but it was out of date anyway.

Who put a CCTV camera in my fridge?

 

[Pete999]

In Northampton.

That fact makes it worse Ant

 

[SparkyChick]

You never know what not all but some tenants do.

This is so true, I've been on a call out where someone had deliberately sabotaged the immersion heater circuit by cutting the neutrals in a remote switch. It was either the tenants trying to screw the landlord over or a plumber touting for more work.

With regards to the inspection period, the 5 years or change of occupancy is listed in Guidance Note 3 from the IET.

And on a related but slightly different topic, I think I may have just lost out on an EICR for a property being bought as a rental because the agent quoted the buyers a price of £80 for an EICR. Purchaser did ask why there was such a difference in the price, which I explained was mainly down to the fact that some of us are very diligent and that when we're asked to do an inspection, we don't go in and concoct problems to build a big remedial works bill. Time will tell whether that carries any weight.

It wasn't clear whether that was what the "electrician" would charge £80 or whether the agent would charge that... if the later... how much is the guy doing the inspection going to make?

 

[UNG]

And on a related but slightly different topic, I think I may have just lost out on an EICR for a property being bought as a rental because the agent quoted the buyers a price of £80 for an EICR. Purchaser did ask why there was such a difference in the price, which I explained was mainly down to the fact that some of us are very diligent and that when we're asked to do an inspection, we don't go in and concoct problems to build a big remedial works bill. Time will tell whether that carries any weight.

It wasn't clear whether that was what the "electrician" would charge £80 or whether the agent would charge that... if the later... how much is the guy doing the inspection going to make?

Does the £80 include the agents cut?

 

[SparkyChick]

Does the £80 include the agents cut?

Not a clue, I just know the potential client had been told by the agent that an EICR would cost £80.