Rewire 5 bed house in Southport - unoccupied or occupied?

[Glenda]

Hi all, I'm not knowledgeable about electrics at all, just here for some advice please if you don't mind. My husband and I are buying a house in Southport and I think it's going to need a full rewire. It's a 5 bedroom 3 reception room house and I know that nothing has been done to the electrics for over 20 years.

I looked at the fuses and breakers and there seems to be a mix of stuff. There are some old fuses (the 15 amp fuses that blow out and need replacing) and there are some on breaker switches. The people selling the house said "a mate of theirs" ( no idea of qualifications) looked at the setup and said "because the cables are all the thick kind it's not that bad " but this is all I know so far. I also know that there won't be any room for negotiation on price as we're getting a decent price already but the seller has made it very clear he won't renegotiate after a survey.

So my questions are:

1. Any way of guessing whether we need a full rewire or just patching things up?
2. Assuming we need a rewire approx what kind of price should we be expecting to pay?
3. And would the price be much lower if we didn't move into the house until the work had been completed, so the house would be retired while unoccupied?
4. Finally, if the cost is say £5k do most people get loans or something to pay it all at once? Or do many electricians take credit cards nowadays? We will be quite skirt for a few months after purchasing the house but don't want to wait to get a rewire if the electrics are a safety risk now.

Thanks for any help you can offer. By the way, my wonderful uncle, sadly passed away a few years ago now, was a very talented electrician who tookmhis work very seriously and I have a lot of respect for your profession.

 

[shanky887614]

If it needs rewiring its better to have it rewired prior to moving in, that way floors can all come up and walls chased if need be and made good much easier and quicker

 

[Pete999]

Was none of this mentioned in the surveyor's report? if not, then best get an Electrician in to have a look, maybe pay for an Electrical Installation Condition Report, EICR without seeing the house, probably £200:00ish depending, anyway if it was me and I was unsure that's what I would do, sorry if that's not what you wanted to hear, that's the best advice I can give, see what the other members say, good luck

 

[Silvermerlin]

Agree with above, get an Electrical Installation Condition Report done and you should then know what needs doing, the wiring may be okay, but I would upgrade the consumer unit (fuse board), then you will have RCD protection, best to have any work done before moving in

 

[J@mes]

The only way to really tell is to have it tested by a qualified and EXPERIENCED electrician who knows what s/he is doing and has the proper test equipment to do it.

Perhaps there is someone on this forum in your area who may want the work?

 

[Badged01]

From what you are saying it sounds like you are heading towards a full re-wire but if cash is tight then for the sake of £200 get an EICR completed to know exactly where you stand!

 

[Badged01]

... and Southport is a nice place :yes: If I was closer I'd come give it a look over for you!

 

[Pete999]

To far for me as well Northampton

 

[GLENNSPARK]

Hi all, I'm not knowledgeable about electrics at all, just here for some advice please if you don't mind. My husband and I are buying a house in Southport and I think it's going to need a full rewire. It's a 5 bedroom 3 reception room house and I know that nothing has been done to the electrics for over 20 years.

I looked at the fuses and breakers and there seems to be a mix of stuff. There are some old fuses (the 15 amp fuses that blow out and need replacing) and there are some on breaker switches. The people selling the house said "a mate of theirs" ( no idea of qualifications) looked at the setup and said "because the cables are all the thick kind it's not that bad " but this is all I know so far. I also know that there won't be any room for negotiation on price as we're getting a decent price already but the seller has made it very clear he won't renegotiate after a survey.

So my questions are:

1. Any way of guessing whether we need a full rewire or just patching things up?
2. Assuming we need a rewire approx what kind of price should we be expecting to pay?
3. And would the price be much lower if we didn't move into the house until the work had been completed, so the house would be retired while unoccupied?
4. Finally, if the cost is say £5k do most people get loans or something to pay it all at once? Or do many electricians take credit cards nowadays? We will be quite skirt for a few months after purchasing the house but don't want to wait to get a rewire if the electrics are a safety risk now.

Thanks for any help you can offer. By the way, my wonderful uncle, sadly passed away a few years ago now, was a very talented electrician who tookmhis work very seriously and I have a lot of respect for your profession.

LOL.

i wonder which bar they found him sat at the end of then?...lol

look, seriously love.
get an electrician in to have a look around.....theres plenty in here that are round your way...or not too far and could attend.

did this `electrician` issue any paperwork?...were any tests carried out?

 

[GLENNSPARK]

Tel might be able to go...philD as well....

 

[GLENNSPARK]

if there was any paperwork issued for the electrical survay/test whatever that this so called electrician did could you scan and put it in here for us to take a look at love...

 

[GLENNSPARK]

just caus its a...shall we say more senior installation doesn`t mean that it isn`t good for continued service...

 

[GMES]

As Glenn says get a proper electrician in to test the place Telectrix or phil are near you and are good guys.
I have just pretty much repeated Glenn's post, but I am also Glenn so I could take credit for both posts. :yesnod:

 

[GMES]

just caus its a...shall we say more senior installation doesn`t mean that it isn`t good for continued service...

Which is a good job Glenn because with the age of some of our members they could be in real trouble/ you know who you are I will let you come forward as you see fit.

 

[telectrix]

i'd be happy to oblige. phil d and sjhall are also close enough.

 

[Glenda]

Okay that all makes sense, thank you. And yes it would be very good to work with someone who's a regular poster here. My uncle was always wary of the "cowboys" and said it was a big problem in the profession that guys were calling themselves electricians with minimal qualifications and experience. So if telectrix or phil are interested please message me?

It won't be right away as we are still waiting on the mortgage and solicitors, etc. Then as soon as the house is ours we will get it checked out and go from there.

The "mate" didn't give any paperwork or do much of a check as far as I'm aware. I think he just checked the fuse boxes and saw that the cables were wrapped in grey plastic. I'm really hoping only a partial rewire is required if anything but will wait and see. Regardless we are going to proceed with the sale without negotiating on the price at this stage.

Thanks very much for all the advice.

 

[Glenda]

Oh brilliant, telectrix, just saw your post.

 

[GLENNSPARK]

so come on then Glenda....

are you going to get a proper electrician in to take a look.

theres been several names put forward....i would vouch for them both...

 

[GLENNSPARK]

Which is a good job Glenn because with the age of some of our members they could be in real trouble/ you know who you are I will let you come forward as you see fit.

yep..

progress may be a bit creaky....but they`l get there...in the end...

 

[GMES]

Tel was 1st to offer, so only fair he gets 1st go at it.
Op if I was you I would arrange something with Tel to do a test on your property, he is a very experienced electrician and will give you a genuine assessment of the installation and what needs doing to make it satisfactory, and is also trustworthy which counts for a hell of a lot these days.

 

[Glenda]

I have sent telectrix a PM, very lad to have the contact. Thanks again, also the delay in my replies is because all my posts have to be approved by a moderator.

 

[GLENNSPARK]

Tel was 1st to offer, so only fair he gets 1st go at it.
Op if I was you I would arrange something with Tel to do a test on your property, he is a very experienced electrician and will give you a genuine assessment of the installation and what needs doing to make it satisfactory, and is also trustworthy which counts for a hell of a lot these days.

yep i second that..

 

[NickD]

I know that nothing has been done to the electrics for over 20 years.

I don't think you do know that for sure, to be honest.

"because the cables are all the thick kind it's not that bad "

If (NB *if*) what he means is it's not on the old rubber insulated stuff that perishes, then that is potentially a significant help.

I also know that there won't be any room for negotiation on price as we're getting a decent price already but the seller has made it very clear he won't renegotiate after a survey.

He/she would say that though, wouldn't he? No-one ever says "Yes I am quite happy to be knocked down a few grand if the survey results are adverse".

1. Any way of guessing whether we need a full rewire or just patching things up?
2. Assuming we need a rewire approx what kind of price should we be expecting to pay?
3. And would the price be much lower if we didn't move into the house until the work had been completed, so the house would be retired while unoccupied?
4. Finally, if the cost is say £5k do most people get loans or something to pay it all at once? Or do many electricians take credit cards nowadays? We will be quite skirt for a few months after purchasing the house but don't want to wait to get a rewire if the electrics are a safety risk now.

1. No
2. Several grand
3. Probably, also it's best because it's a messy job, floorboards up, digging into the walls (unless you mount on the surface of the walls in conduit), you really don't want a full rewire happening after you've moved in if you can avoid it.
4. Depends on individual circumstances. I take cards, not that I'm offering.

By the way, my wonderful uncle, sadly passed away a few years ago now, was a very talented electrician who tookmhis work very seriously and I have a lot of respect for your profession.

Awwww.

 

[NickD]

To far for me as well Northampton

Northampton is too far from everywhere.

(1/4) Hitler Visits Northampton & Billing Aquadrome - YouTube

 

[Knobhead]

Ye Gods, a bit of skirt and there’s seven post by one person to answer a couple of questions.

 

[Pete999]

Northampton is too far from everywhere.

(1/4) Hitler Visits Northampton & Billing Aquadrome - YouTube

All right WTF is Wibble lol joke

 

[NickD]

All right WTF is Wibble lol joke

It's the capital city of Mars and has a small village called London outside it. Don't you watch Blackadder?

 

[sjhall]

I'm in Formby, busy for the next 6-8 weeks, If you do go for a rewire ( and use Tel ) Id be happy help Tel out for a few days if needed.

 

[Badged01]

Ye Gods, a bit of skirt and there’s seven post by one person to answer a couple of questions.

Think he missed out on the last one so hes getting in early doors this time ......

 

[KFH]

Irrespective of it needing a rewire consider how many and where you would like any sockets. If it was installed over 20 years ago there are unlikely to be enough sockets for today’s profusion of appliances and wall warts.

To make it cheaper and easier get all the plumbing and electrics done before you move in. It is much easier. Says me having just finished one (24 additional sockets amongst other stuff) where the plasterer arrived to do his bit before I had finished doing the chases, the furniture arrived before I had finished and the carpets were due the day after I started. We got the carpet layers put back!

 

[Geordie Spark]

Which is a good job Glenn because with the age of some of our members they could be in real trouble/ you know who you are I will let you come forward as you see fit.

Careful now!!! :angry_smile:

 

[Geordie Spark]

I have sent telectrix a PM, very lad to have the contact. Thanks again, also the delay in my replies is because all my posts have to be approved by a moderator.

Buy the moderator beer and your posts will fly through.

 

[Geordie Spark]

Ye Gods, a bit of skirt and there’s seven post by one person to answer a couple of questions.

I know. They haven't been the same since Harness69 and her pink fluffy handcuffs defected to the Scaffolders' Forum.

 

[nickblake]

Love that,,,, cables are thick enough ,, imagin that on an EICR , cables are thick enough , Tick, sorry dont mean to take the mick , just amused me , little mind ,,

 

[Pete999]

Careful now!!! :angry_smile:

I'd come and give you a hand, problem is my bus pass won't work where you are, and don't know how the site manager would cope with my zimmer frame it's not high vis

 

[camerabloke]

I'd come and give you a hand, problem is my bus pass won't work where you are, and don't know how the site manager would cope with my zimmer frame it's not high vis

Not a bad worker for an 80 year old

 

[Pete999]

Not a bad worker for an 80 year old

Not yet you cheeky tw=t

 

[camerabloke]

Heh heh

 

[Deleted member 72666]

I'd come and give you a hand, problem is my bus pass won't work where you are, and don't know how the site manager would cope with my zimmer frameit's not high vis

For a second there I thought you was going to say.... not bonded!

 

[Pete999]

For a second there I thought you was going to say.... not bonded!

Oh no it's got all the relevant bits bonded

 

[Glenda]

Skirt, huh? Well you made this old married lady laugh anyway so that's something.

The was a typo in my last message - meant to say "very glad", not "very lad"! Anyway Tel thanks again and I will send you a PM when we know approximate dates.