Help please.....

[blue]

Hello folks,

Can anyone help please.

I am in the process of buying a new house, and have had a inspection report done which came back a unsatisfactory.

could someone give me a rough price on the costs to make good the following please.

- No RCD protection on all circuits
- Require new 17th edition consumer boards
- No circuit protective conductor in lighting circuit
- Outside porch light wired incorrectly from bedroom socket
- Ring final circuit no continuity on all cables
- Main earth cable not too current regs
- Earth cable to water and gas mains not to current regs
- Outside socket not RDD protected
- Garden lighting supply not correctly wired
- Garage consumer board requires changing

I understand that this a detailed list and giving me an idea of costs would be difficult, but a best guess would help.

The house is a three bed house with detached garage.

Many thanks

Blue

 

[Octopus]

How long is a piece of string? Without visiting site we would be guessing.

 

[alanl]

A quick guess - a days work, so anything from £300 to £750.
A new consumer unit, new bonding cable to the gas and water, new CU tails and earthing conductor. A fused spur for the porch light. No idea about the garage unit -if it is a fuse box fed from the internal fusebox, then it may not need changing if a new CU is put in.Testing the ring circuit will be done, and either it will be split into 2 radial circuits, or the fault would be found.Lighting, a quick fix is to make sure all switches and fittings are plastic, that will save on rewiring that circuit.
I'd do the above in a day, in fact I did virtually the same 2 weeks ago for a friend.

 

[Octopus]

A quick guess - a days work, so anything from £300 to £750.
A new consumer unit, new bonding cable to the gas and water, new CU tails and earthing conductor. A fused spur for the porch light. No idea about the garage unit -if it is a fuse box fed from the internal fusebox, then it may not need changing if a new CU is put in.Testing the ring circuit will be done, and either it will be split into 2 radial circuits, or the fault would be found.Lighting, a quick fix is to make sure all switches and fittings are plastic, that will save on rewiring that circuit.
I'd do the above in a day, in fact I did virtually the same 2 weeks ago for a friend.

Really? 1 day? Way to low

 

[Andy78]

I'd want to see the report, the codes applied to these issues, and the house itself before giving an estimate on price or time.
The best placed person at the moment to give you a quote is the report inspector.

 

[NDG Elecs]

Hello folks,

Can anyone help please.

I am in the process of buying a new house, and have had a inspection report done which came back a unsatisfactory.

could someone give me a rough price on the costs to make good the following please.

- No RCD protection on all circuits
£450.00
- Require new 17th edition consumer boards.
Ties in with above
- No circuit protective conductor in lighting circuit.
Get another opinion for best course of action.
- Outside porch light wired incorrectly from bedroom socket. £100.00
- Ring final circuit no continuity on all cables.
There may be an easy fix. Needs investigating further.
- Main earth cable not too current regs
- Earth cable to water and gas mains not to current regs. These two, if they do need addressing, around £250.00.
- Outside socket not RDD protected. Ties in with your first query.
- Garden lighting supply not correctly wired.
£150.00
- Garage consumer board requires changing.
£200.00

I understand that this a detailed list and giving me an idea of costs would be difficult, but a best guess would help.

The house is a three bed house with detached garage.

Many thanks



Blue

These are all very very very rough guesses above. Get two or three quotes. Although some of the points you raise really are slightly unquotable, and can only be investigated and remedied on the basis that it takes as long as it takes.

Can you post the test results sheet from the report on here.

You really need some quotes if you wish to negotiate the cost of the house. Saying you read on the internet it would cost x amount is not the best approach to negotiating.

 

[NDG Elecs]

Really? 1 day? Way to low

Yep agree. Board and bonding may take a full day or longer. Could be 2-5 days without knowing more.

 

[Midwest]

The house wiring installation sounds a bit old & tired and in need of some TLC. Sounds as if the fuse box needs replacing, as does some of the wiring does.

If you had already bought the house, you could consider rectifying individual faults.

However, some may find this a bit controversial, but as your buying the house, I would negotiate the price to allow for a full rewire, via your estate agent. Why don't you ask the company/electrician who did the report, for advice, as they have seen the property?

 

[Octopus]

And OP if the lighting needs a full rewire then there will be plastering and decorating and relaying of carpets to consider!

 

[SJD]

To add to Owl's post above (which I think is pretty fair, on the information available), the lighting wiring is the biggest unknown. As mentioned, it is possible to only use plastic switches, pendants or class II (double insulated) light fittings, and keep the existing wiring - if it is in good condition. Sometimes, even if rubber cable, it is in excellent condition; sometimes it is deteriorating and needs replacing anyway, irrespective of what fittings & switches are to be used.

Sometimes it is possible to rewire the lighting with pretty much no disturbance to the walls - the new cables can be pulled through existing channels or conduit. Sometimes it is not, the new cables need chasing into the walls and making good. So - assuming you go ahead with this house purchase - don't have any decorating done until this is resolved.

If I was buying the house, I'd be looking to have something like £1k deducted from the price to cover the cost of the lighting rewiring (in additional to the other costs mentioned).

 

[stevethesparks]

The electrical system looks to be a mess. The first impression I got was It may need a rewire, but as others have said, its difficult to gauge accurately with the info given. You would be best off approaching the person who complied the report.

 

[NDG Elecs]

Estate agents are not going to recommend to the vendor to reduce the accepted offer by £3-4K to allow for a full rewire. They would be failing their client if they did in my view.

 

[Midwest]

Estate agents are not going to recommend to the vendor to reduce the accepted offer by £3-4K to allow for a full rewire. They would be failing their client if they did in my view.

Well whoever does it, someone's gotta pay, and it wouldn't be me. If the OP really wants the house, and the vendor won't drop the price, then he'll need to consider the cost of repairs or rewire.

Come on, negotiations like this happen all the time with house sales, haven't you seen 'Home under the Hammer'!

PS. OP, get Kirstie or Phil round

 

[stevethesparks]

He could always buy another house

 

[NDG Elecs]

Well whoever does it, someone's gotta pay, and it wouldn't be me. If the OP really wants the house, and the vendor won't drop the price, then he'll need to consider the cost of repairs or rewire.

Come on, negotiations like this happen all the time with house sales, haven't you seen 'Home under the Hammer'!

My wife is an estate agent and her primary aim is always to get the very best price she can for the vendor. She would never say to a client yeah you pay for a full rewire that is unnecessary. When getting quotes my wife would get them (if requested) from the cheaper electricians/plumbers/builders she knows to ensure the best price for the vendor. It does depend on the the vendor and purchaser and how much either party want the deal to go through. I know of £500K house sales that have fallen apart over arguments whether a fridge is part of the fixtures and fittings. Commonly negotiaters will try to get both parties to meet in the middle.

You did say your point was potentially controversial Mid!

 

[Midwest]

My wife is an estate agent and her primary aim is always to get the very best price she can for the vendor. She would never say to a client yeah you pay for a full rewire that is unnecessary. When getting quotes my wife would get them (if requested) from the cheaper electricians/plumbers/builders she knows to ensure the best price for the vendor. It does depend on the the vendor and purchaser and how much either party want the deal to go through. I know of £500K house sales that have fallen apart over arguments whether a fridge is part of the fixtures and fittings. Commonly negotiaters will try to get both parties to meet in the middle.

You did say your point was potentially controversial Mid!

Blimey, I was gonna say something nasty about estate agents, good job I kept my gob shut

OP, if the report was not reflected in the asking price, I would suggest you have room to manoeuvre here. If I was the vendor and read that report, I would be expecting you to come back to me about the price, otherwise I'd be laughing all the way back to the bank. Get a quote from the authors of the report to rectify the faults, and present that to the vendor, with a view to negotiating the asking price.

If you don't ask, you don't get.

 

[NDG Elecs]

Blimey, I was gonna say something nasty about estate agents, good job I kept my gob shut

OP, if the report was not reflected in the asking price, I would suggest you have room to manoeuvre here. If I was the vendor and read that report, I would be expecting you to come back to me about the price, otherwise I'd be laughing all the way back to the bank. Get a quote from the authors of the report to rectify the faults, and present that to the vendor, with a view to negotiating the asking price.

If you don't ask, you don't get.

Feel free mate, most of them are tawts! My wife's business is old school though; the type with morals and a conscience!

 

[Adam W]

If there's no CPC in the lighting circuit it's going to need rewiring, or face a lifetime of plastic switches and light fittings. If the lighting circuit is being rewired it may be worth also including the porch light, although there's nothing necessarily 'incorrect' about wiring it on a FCU from a bedroom socket. With this in mind I'd want to know what the inspector thought was 'not correct' about the way the garden lighting is wired and take that one from there - that could also be a simple fix.

By the sound of it the wiring is old. Maybe 40+ years. You may be able to get around individual issues but if it's a house you're going to be living in for a long time you're going to want it to be right, and if it's a house you might be selling in a few years you're going to get the same problem when you try to sell it, which could be after the regulations have been changed to make the condition even less acceptable.

What you do depends on your personal situation really - by the sound of it ideally the whole place wants rewiring. If you've got the money it's best to get it done before you move in, to minimise disruption, but if you're really strapped for cash there's no requirement to change everything to comply with the latest regulations - if the decoration isn't in too bad a condition you might be able to put up with plastic light fittings for a couple of years.

 

[davesparks]

This idea of fitting plastic switches and light fittings has no basis in the regulations and is another of the NICEIC empires attempts at making up their own rules.
The idea was originally proposed as an absolute last resort to be used only in exceptional circumstances where it is impossible to rewire or install a cpc.

It is not an automatic go-to soloution to the problem and shouldn't even be considered for this situation

 

[Midwest]

Just been round the sister-in-laws to put up a metal light fitting, where Bob the Builder had refurbished it, before she bought it. Ceiling rose had some earth wires, but they didn't do anything! They'd just had the living & dinning room redecorated and new flooring laid. So the light fittings going back, and been replaced with lamp shade on long pendant flex.

Where's the OP, has he been busy house hunting!

 

[Adam W]

Where's the OP, has he been busy house hunting!

He's been logged on and looking at the replies. I thought the same thing - has he asked for help and then just effed off?

 

[Midwest]

This idea of fitting plastic switches and light fittings has no basis in the regulations and is another of the NICEIC empires attempts at making up their own rules.
The idea was originally proposed as an absolute last resort to be used only in exceptional circumstances where it is impossible to rewire or install a cpc.

It is not an automatic go-to soloution to the problem and shouldn't even be considered for this situation

That's just what I said to my sister-in-law, she said put the effing lamp shade up!

 

[stevethesparks]

This idea of fitting plastic switches and light fittings has no basis in the regulations and is another of the NICEIC empires attempts at making up their own rules.
The idea was originally proposed as an absolute last resort to be used only in exceptional circumstances where it is impossible to rewire or install a cpc.

It is not an automatic go-to soloution to the problem and shouldn't even be considered for this situation

And yet you liked post 3?

 

[Adam W]

This idea of fitting plastic switches and light fittings has no basis in the regulations and is another of the NICEIC empires attempts at making up their own rules.
The idea was originally proposed as an absolute last resort to be used only in exceptional circumstances where it is impossible to rewire or install a cpc.

It is not an automatic go-to soloution to the problem and shouldn't even be considered for this situation

This is always the problem with 'last resort' solutions - there's always the danger they will become 'go-to' solutions. Something you resort to when a cable has been screeded in to a floor becomes someone else's solution to avoid lifting laminate flooring or moving furniture.
Doing something once always seems to invite the order "just do whatever you did last time".

 

[7029 dave]

IMO,some of the jobs can be put on the back burner for now, others need attention ASAP.

 

[blue]

He's been logged on and looking at the replies. I thought the same thing - has he asked for help and then just effed off?

No, i am still here. Having been on nights, i was getting some sleep then after reading the replies i did what was suggested.
I have spoken to the person who did the report. As he said, because its an inspection he had to highlight all the faults and items that need attention even if not time critical. The house shouldnt need to be rewired, just updated at a cost of around £700-1000.

 

[davesparks]

And yet you liked post 3?

That was a mistake, fat fingers on an iPhone

 

[davesparks]

No, i am still here. Having been on nights, i was getting some sleep then after reading the replies i did what was suggested.
I have spoken to the person who did the report. As he said, because its an inspection he had to highlight all the faults and items that need attention even if not time critical. The house shouldnt need to be rewired, just updated at a cost of around £700-1000.

The whole house may not need rewiring, but the lighting circuits without earth wires do need to be rewired (just adding an earth wire is technically possible, but not sensible practically). If anyone suggests that fitting plastic switches and lights is a sensible solution then I would suggest you politely suggest they go away and then get a decent electrician in.

 

[7029 dave]

I agree no cpc on lighting circuits, rewire is the only option.

 

[davesparks]

I agree no cpc on lighting circuits, rewire is the only option.

I fear we may be in a minority these days!

 

[Midwest]

No, i am still here. Having been on nights, i was getting some sleep then after reading the replies i did what was suggested.
I have spoken to the person who did the report. As he said, because its an inspection he had to highlight all the faults and items that need attention even if not time critical. The house shouldnt need to be rewired, just updated at a cost of around £700-1000.

Time to get your Henry Kissinger head on then and renegotiate the price, otherwise in the future you'll end up like my sister-in-law, having to take chandeliers back.

 

[Midwest]

That was a mistake,

Unlike you davesparks

 

[telectrix]

but it's been fine for 50 years without an earth on the lights.............

 

[TJ Anderson]

Out of interest, and I don't know the answer, what reg edition did they bring in the requirement for cpc's on lighting circuits? I assume it was some time in the 60's as it is installs of this age that lack them.

 

[NDG Elecs]

Out of interest, and I don't know the answer, what reg edition did they bring in the requirement for cpc's on lighting circuits? I assume it was some time in the 60's as it is installs of this age that lack them.

I knew it was 1966 but wasn't sure of edition. But it's 14th according to https://en.m.wikipedia.org/wiki/BS_7671

 

[DuaneMHunt1976]

To me sounds like all the outside work done, Naffed a lot of the inside
And needs new cu and RCDs

 

[Octopus]

Out of interest, and I don't know the answer, what reg edition did they bring in the requirement for cpc's on lighting circuits? I assume it was some time in the 60's as it is installs of this age that lack them.

I thought it was mid 1970's

Every day is a learning day

 

[NDG Elecs]

I have read 1966 from numerous places over the years. But I am not 100% positive by any means.

 

[7029 dave]

Yes 14 edition of the IEE. This addition with all its amendments ran right up to 1980, remember it well, because was in my 1st year of college.