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

 

[DurhamSparky]

its called Competition!!! i have to price against 4-5 other sparks on jobs who have a similar price!! i should know as last job i priced up a 2 bed terraced! customer had 6 different quotes and from bottom to top was within £350 or each other!! so if i go in with your prices i will be laughed at!

 

[mattmoo1974]

Back to OP about 3-4k but we no some 1 who ll do it cheaper
And Bororobbo i total agree with if your happy with what your being payed fair play!
You can do it cheap because your doing it yourself

 

[Electricalserv]

its called Competition!!! i have to price against 4-5 other sparks on jobs who have a similar price!! i should know as last job i priced up a 2 bed terraced! customer had 6 different quotes and from bottom to top was within £350 or each other!! so if i go in with your prices i will be laughed at!

Yeh your competition is also driving prices down. As I have said all along if you are happy with that price so be it.

 

[BOROROBBO]

its called Competition!!! i have to price against 4-5 other sparks on jobs who have a similar price!! i should know as last job i priced up a 2 bed terraced! customer had 6 different quotes and from bottom to top was within £350 or each other!! so if i go in with your prices i will be laughed at!

agree with you. i would rather get the job for £1600 than not get the job for £2000

Back to OP about 3-4k but we no some 1 who ll do it cheaper
And Bororobbo i total agree with if your happy with what your being payed fair play!
You can do it cheap because your doing it yourself

thats it though mate, i have no overheads and no secretary to pay so costs like that are kept right down cheers

 

[Des 56]

In the end,your price can reflect many variables

The area you work
Is the work scarce
Is it a poor area
Is it an affluent area
Are you money obsessed
Are you riding on the backs of poorly overworked others
Are you satisfied with a small but manageable profit
Is the client worth a few bob
Is the client struggling to keep his head above water,and the work is a reluctant got to have
Are you very busy
Are you desperate for work,even to the point of lowering your prices to the bare bones


I dont think price reflects the standard of work,irrelevant of the over hyped,"Too cheap,you get what you pay for" media jargon
Some of the biggest rip off merchants are the high pricing, talk a good contract rouges, who devalue our standards by doing a fantastic job on pricing yet an abbysmal installation quality

If the customer used past evidence of your work,much more than ever to decide who to engage than they do now,it would help all descent tradesmen who have no fear of displaying their work standards and may undermine the rouges and cowboys

Instead of ranting about price the general public would be better advised to concentrate on past work references and show installations,they would probably get better value for their money and have less chance of being a victim of the get rich at all costs brigade

 

[mattmoo1974]

It mite drive prices down,but earning something is better then earning nothing in my book

 

[Electricalserv]

In the end,your price can reflect many variables

The area you work
Is the work scarce
Is it a poor area
Is it an affluent area
Are you money obsessed
Are you riding on the backs of poorly overworked others
Are you satisfied with a small but manageable profit
Is the client worth a few bob
Is the client struggling to keep his head above water,and the work is a reluctant got to have
Are you very busy
Are you desperate for work,even to the point of lowering your prices to the bare bones


I dont think price reflects the standard of work,irrelevant of the over hyped,"Too cheap,you get what you pay for" media jargon
Some of the biggest rip off merchants are the high pricing, talk a good contract rouges, who devalue our standards by doing a fantastic job on pricing yet an abbysmal installation quality

If the customer used past evidence of your work,much more than ever to decide who to engage than they do now,it would help all descent tradesmen who have no fear of displaying their work standards and may undermine the rouges and cowboys

Instead of ranting about price the general public would be better advised to concentrate on past work references and show installations,they would probably get better value for their money and have less chance of being a victim of the get rich at all costs brigade

Yes Des and I agree with you....Research I have done 3 bed semi is £2500 on average for sparks. By going in so cheap it drives everybodys wages down. Why?? because it get around we had it done for £1600 last week by so and so....so all sparks now have to drop to get work...The reason for this domestic installers route.

 

[bos]

Thanks for your input everybody! I think getting it done for less than 2K round here is probably a pipe dream tbh. There seems to be plenty work for trades around here & getting somebody to actually turn up to quote is a problem in itself! Probably won't hear whether the buyer wants to proceed & what figure they want off the price till Tuesday now.

 

[PC Electrics]

If I were you Bos, I'd consider just how much I want to deal with bolshy, like these buyers of yours.

You're selling it to someone else, who then takes on the responsibility. You aren't entering a refurb project for yourself. They just want someone else to do the running for them.

Offer to knock 2 grand off the price to cover the cost of a basic rewire (unless you consider you've already priced it fairly - consult your agent). They can then have it rewired to their own specification once they are in. Tell them in no uncertain terms you are not having any work done pre-sale.

They either want the house or they don't. Either way you don't need the hassle - unless you're desperate to sell, that is.

 

[bos]

It's sadly getting closer to the point where we will walk away despite having found the right house after two years of watching the market & other houses on our street not shifting.

 

[topquark]

Would you be able to rent it out ? Buy-to-let mortgages are generally based on rental income, not your income, then you may be able to afford to buy the house you have found AND rent out your old place (after getting the problems fixed, of course).

 

[PC Electrics]

In the meantime have your agent continue to market the property, but drop your asking price to take account of it needing work (I presume you hadn't realised it needed a rewire before).

There is a theory that says there is only one reason why houses don't sell - they're priced too high. As long as the price is right for the condition and market it ought to sell.

My brother lives in Corsham and I was under the impression the market was not too bad. Not the case?

 

[zedess]

3-4 grand!! in the present climate you have to be joking mate..get half a dozen quotes in and u will get it done for £2k..............£3-£4 grand..yes those were the days !!!

 

[bos]

I think it depends where on the ladder you are tbh. New(ish)4 bed detacheds over £275,000 seem to be selling; there is a bit of a glut under that. Before we got this offer, we had people interested but unproceedable as they had somewhere to sell first. Our buyers are in rented & we accepted an offer less than we ideally wanted to because they were chain free.

 

[iconnect]

3-4 grand!! in the present climate you have to be joking mate..get half a dozen quotes in and u will get it done for £2k..............£3-£4 grand..yes those were the days !!!

I charge about 2.5k to 3.5k for a 3 bed and I am rushed off my feet !! I think it depends where in the country you are. If I came up against a guy charging £1300-1400 I would let them have it I would not get out of bed for that. I contracts that pay more than that for a large kitchen plus consumer unit and upgrade bonding. If the lads on here want rewires and want to supply and fit for that money I have loads of work for them lol