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]

But I'm going round in circles with u

no bud your not going round in circles!! your just chatting rubbish!! prior to scheme membership you had people with no quals who did elecy work as well as time served trades...!

under part P you have people who have done a min standard of training to allow them to trade as DI's... accepted you don't know who is who but at least you have a min standard....

but you still get cowboys with no intention of doing a proper job and undercut the DI's and Sparks!!

you need to move on in the world and stop stressing about loosing work to DI's... why dont you move in to Commercial and Industrial work like your fellow time served tradesmen..! or are you out of your depth and would feel rumbled by them as your profile page says "Single Phase Baby!!"

had enough of your ramblings and endless spiel now...!

 

[Electricalserv]

no bud your not going round in circles!! your just chatting rubbish!! prior to scheme membership you had people with no quals who did elecy work as well as time served trades...!

under part P you have people who have done a min standard of training to allow them to trade as DI's... accepted you don't know who is who but at least you have a min standard....

but you still get cowboys with no intention of doing a proper job and undercut the DI's and Sparks!!

you need to move on in the world and stop stressing about loosing work to DI's... why dont you move in to Commercial and Industrial work like your fellow time served tradesmen..! or are you out of your depth and would feel rumbled by them as your profile page says "Single Phase Baby!!"

had enough of your ramblings and endless spiel now...!

No its you who is rambling on about nothings. You don't need any quals to do electrical work, just notiify labc. The schemes give the title 'electrician' to 6 weeks sparks. So in the eyes of the customer they are getting an experience competent electrician when in reality its far from it. Anyone undercutting 1600 I'm afraid can be nothing short of a butcher. I've worked 3 phase many many a time. I find single phase much less hassle and that's why I advertise for bothn because I can do both.

 

[mattmoo1974]

The schemes gives the title Domestic installer.

 

[Octopus]

I have just finished a 2 bedroom bungalow and the material alone came to nearly £1500, and that was driving my suppliers hard.

Its interesting that it took so long for some constructive input as to the actual material costs. Wonder if the £1600 brigade will offer up their materials costs?

£1500 sounds high for a 2 bed what did it include?

 

[sjm]

I have just finished a 2 bedroom bungalow and the material alone came to nearly £1500, and that was driving my suppliers hard.

Well said Jason! Wondered when someone would pick up on this what with 100mts 2.5 T+E being £50+ +VAT and prices of everything else heading upwards.
Also rewiring with only 2 sockets per room??? We don't live in a world with more and more electrical gadets do we.

 

[BluSparx]

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.

where you getting your stock & labour rates from I might use the same supplier as I am not too far from you and my estimate would have been closer to the £2k - £2 1/2k mark as kitchen is excluded.

 

[tonynap]

why don't anyone quote a per point price the you can compare like for like. Also this figure can be moved up or down depending on the market.Has worked for me for 30 years.

 

[nikmet]

I dont believe that a complete good quality rewire of a 3bed house is possible in one day(8 hours?), please can you give us a detailed breakdown of the time and materials in carrying this out, thanks

 

[mattmoo1974]

I can 3 Blokes running around like Nutters for 8 hours

 

[nikmet]

i can 3 blokes running around like nutters for 8 hours

lmfao :-d

 

[Octopus]

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

I've been reading the responses with interest and at the wide variation in prices. If I were you I'd get 3 or 4 sparkies round but not before you've written out a spec so you can get like for like comparisons. Make sure you get VAT included in pricing and certification as part of the deal.

I for one and I guess many others would be interested to hear what the outcome is.

Good luck!

 

[BluSparx]

I for one would be interested

in response to an earlier post 2 sockets in each room - just doesn't seem enough especially as BS7671 On Site Guide gives more as a minimum recommendation.

I work to the following on ANY rewire:

4 x 2 gang 13a socket outlets in all bedrooms & downstairs rooms
6 x 2 gang 13a socket outlets in the kitchen
1 x 1 gang 13a socket outlet in the kitchen (for washing machine)
1 x 1 gang 13a socket outlet in the kitchen (for fridge)

that is as a MINIMUM

 

[mattmoo1974]

In fairness he didnt say thats the done and dusted price?
He didnt mention brushed chrome finish every thing. Look at his quote!(complete estimate as i have not seen the job)
I think your trying to pick fault with it, This is the starting price? and he did mention what he would put in each from for that kind of money? If he had to add another couple of 2 gang 13a outlets ( ie £3 worth of parts) to meet regs im sure the customer wouldnt start court action for the extra's
Hes cheap hes expalined why hes cheap!

 

[wams]

I would suggest you get some quotes and get your solicitor (conveyancer) to agree with the buyers solicitor a price review on what it would cost to do the electrical work and deducted it from the property purchase price and let the new buyers do the electrical work themselves. the benefit for you is a quicker exchange and completion rather than you doing the work and during the work period the buyers might have 2nd thoughts while they wait or find some other property they prefer while they wait.

In these market conditions god knows when you will find a new home buyer plus your next buyers may offer you less than your current agreed price a lot less than it would cost to do a re-wire. I would choose the quickest and simplest route.

 

[Electricalserv]

In fairness he didnt say thats the done and dusted price?
He didnt mention brushed chrome finish every thing. Look at his quote!(complete estimate as i have not seen the job)
I think your trying to pick fault with it, This is the starting price? and he did mention what he would put in each from for that kind of money? If he had to add another couple of 2 gang 13a outlets ( ie £3 worth of parts) to meet regs im sure the customer wouldnt start court action for the extra's
Hes cheap hes expalined why hes cheap!

Its not the first time you have commented on this subject. I 100% believe you are a DI. 1600 is far too cheap and 2 sockets in each room jst isn't sufficient. Last - say on this subject because it just annoys me where the domestic games going. Its dead because everyone is so cheap!