Cost of 3-bed rewire

[bos]

Hi, I'm in the process of selling my house & the buyers insisted I got an electrical safety report done or they would pull out of buying. I got an electrician to come & do a PIR yesterday which he didn't complete because he'd seen enough to know that we needed a rewire. In his words:
The most obvious non-compliance to current regulations (17th edition) is that there is no supplementary RCD (Residual Current Device) protection to the sockets and to wiring enclosed less than 50mm in walls. The consumer unit in use is a 4 way Wylex board using BS3036 semi enclosed re-wireable fuses. The incoming service points for gas and water are not bonded, and the earth rod is not connected which gave a very high earth loop impedance reading of 2.43 K.Ohm’s. There is some evidence of rubber covered wiring also. The lighting circuits have no cpc (earth) installed. The installed 100mA RCD unit was tested and did not operate within the recommended times at laid out in BS7176.
The kitchen has been rewired when it was refurbished and is fed from a separate consumer unit but with no RCD installed.
I have recommended to the clients that the property is rewired to address all of the above and other concerns such as a metal non earthed light fitting in the bathroom. I would recommend a consumer unit containing RCD protection along with MCB’s (Miniature Circuit Breakers), install equipotential earth bonding.
The electrician is doing me a quote but I'd also appreciate other opinion as to how much money I should be prepared to fork out to ensure the house sale progresses.
· installing new consumer unit giving RCD supplementary protection to all circuits. Install equipotential earth bonding to water and gas services, install new earth rod adjacent to front door.

• rewire & replace 8 ceiling pendants, rewire & replace bathroom light with a zone 2 light
• rewire & replace 12 double sockets
• kitchen/cooker excluded from rewire as done 2003
• the shower is from a gravity fed, gas fired hot water system

electrician mentioned something about interlinked smoke alarms; am not sure if these are needed to comply with regulations or if they're an extra!

All switches/sockets etc would be white, cable to be chased in & channels to be "made good" with coat of plaster.

I'm in Wiltshire & would be grateful for any guidance. Thankyou

 

[bos]

It's the fact that there is no connection to the earth rod outside; no earth on lighting circuits; evidence of original(black rubber)wiring in sample sockets ; the Earth Loop Impedance(I think!) reading was horrendously high.

 

[bos]

Thanks Des - it'd be much easier if it was one body like gas safety/competence!

 

[Electricalserv]

i would charge (complete estimate as i have not seen the job) anywhere between 1400 - 1600. thats my normal rate for 2/3 bedroom house.

£1400 -£1600???? You have got to be a domestic installer!!!

 

[Phil]

Thanks Des - it'd be much easier if it was one body like gas safety/competence!

it certainly would. If I was you I would get 2 or 3 quotes.

 

[BOROROBBO]

£1400 -£1600???? You have got to be a domestic installer!!!

aye! you think its too cheap? thats what i personally would charge, only a days work with 3 people (2 days with 2 of us)

 

[Electricalserv]

aye! you think its too cheap? thats what i personally would charge, only a days work with 3 people (2 days with 2 of us)

Far too cheap, I know you're up Newcastle way but I'm in Liverpool and yes its rough.... But won't do rewires at that price mate.

 

[mattmoo1974]

aye! you think its too cheap? thats what i personally would charge, only a days work with 3 people (2 days with 2 of us)

1 days work rewire and plaster over the lot, Bonding and test it?
Superman 6 is the film is now out

 

[Octopus]

Thanks; I basically think we'll have to cop for the full price to get the sale; any suggestion of them paying anything will most likely be met with a throwing toys out of the pram strop going from experiences so far! Does that kind of ballpark fig include VAT?

No VAT

Having read some of the other replies I simply don't believe you'll get a quality job for £1400.00 - especially if that includes VAT.

 

[BOROROBBO]

Far too cheap, I know you're up Newcastle way but I'm in Liverpool and yes its rough.... But won't do rewires at that price mate.

thought it was about the average price tbh, thats what i normally work to anyway. were talking basic here, as in 2 sockets per room with 4 in kitchen and 4 in living room. 1 pendant and one switch per room (add a little bit extra when they start wanting 2 ways everywhere) 2 smokes (more if they want heats in kitchen). doesnt include any coax or BT work mind you!

1 days work rewire and plaster over the lot, Bonding and test it?
Superman 6 is the film is now out

haha i did 1 day rewires for years when i was on books for a company. 5 rewires a week was coming out with about 600 quid. alot of work for small money so doing it now for the prices i put in is decent money to me! lol

as for the bonding, doesnt take long to smash it in the chases. im not talking completely plastered and smoothed over like a plasterer would get obviously but good enough to paper over or sand down whatever the client wants to do with it.

 

[mattmoo1974]

Im not trying to judge your workmapship BUT i think if you charged a little more you wouldnt have to rush flat out and do 5 a week. You need to up your prices my man your selling yourself short! And you wouldnt have to drive every where at 100MPH

 

[DurhamSparky]

standard 2 Bed house = £1600+
Standard 3 Bed House = £2000+

all depends what the customer wants but thats my starting point

and im with Boro Rob

2 sockets in each room apart from kitchen an lounge! and a 6mm for cooker (10mm extra)

no shower and 1x 2way light!

 

[Electricalserv]

standard 2 Bed house = £1600+
Standard 3 Bed House = £2000+

all depends what the customer wants but thats my starting point

and im with Boro Rob

2 sockets in each room apart from kitchen an lounge! and a 6mm for cooker (10mm extra)

no shower and 1x 2way light!

I worked for a bloke many moons ago doing this... his price was £1600 that I knew because he told me. He was subing for a building company who got the grants in the middle of Liverpool on council houses.

He left me to do the installs on my own. I was there 3 days...and he would come in and test it. The lady who owned one of the houses seen her backside because I was only 19 and I was left alone on these rewires so she asked me how much I was on. £50 a day I told her. She really did get annoyed then. She showed me the price the builder had given to the council.... I am not jokeing here £2500 for a 2 bed....all your usual fittings. At the time I didn't care as the work was comeing in fast.

Look at the profits if you get a good lad who can install to the regs and works fast. Wrong I know but look at the money these people where makeing from me. I didn't think of it at the time but no wonder these guys where driving round in L200 and sunglasses all day.

To cut a long story short yes it can be done for £1600 but thats if you are ripping someone off.

 

[DurhamSparky]

To cut a long story short yes it can be done for £1600 but thats if you are ripping someone off.

please elaborate on who im ripping off!!

 

[BOROROBBO]

Im not trying to judge your workmapship BUT i think if you charged a little more you wouldnt have to rush flat out and do 5 a week. You need to up your prices my man your selling yourself short! And you wouldnt have to drive every where at 100MPH

sorry mate i need to clear myself up.... i USED to work on the books for someone and that was when i was doing 5 a week. now i have a mon-fri job and the odd weekend rewire. each to there own i suppose, that was back then and now i know how much i can get doing them myself i would NEVER do rewires for a company again as its laughable how hard i had to graft to get a decent wage.

To cut a long story short yes it can be done for £1600 but thats if you are ripping someone off.

no one gets ripped off. its literally as easy as paying for the gear and then whatever money is left is split 2 or 3 ways depending on how many of us do it. fairest way to do it and everyone walks away happy. its just good to bump up the wage every now and then from doing a weekend job

also just to add thats all done to the regs, no shortcuts or cowboy work. i take pride in my work .

(i feel like i have posted more in this thread than the thread starter. sorry about that, tell me to stop if you want lol)

 

[Electricalserv]

please elaborate on who im ripping off!!

Yourself if you are the main spark doing the work. If you are happy with that money so be it...