Thatched House re-wire

[yellowvanman]

Trying to put together a ball park price to re-wire a thatched property! Very old and listed with some walls just planks!

I know its difficult to estimate without seeing it and the electrical design has not been finalised but where would be your 1st stab be, based on standard amount of sockets/points?

Thatched loft - confined space
No voids under floor boards.
Lights mainly from 2A sockets (except bathrooms)
4 bedrooms (1 en-suite)
Large kitchen with island and electric aga
2 bathrooms
Lounge/diner/hall/utility
Air Sourced Heat Pump central heating system

Does £13K sound expensive? For the extra hassle!

 

[davesparks]

£13K might just about cover the cable, assuming the insurance company have specified MICC as per usual for thatched roofs

 

[trev]

Number of sockets?
What's going in in the kitchen?
Shower(s)?
UFH?
Etc
Etc
Nowhere near enough info to judge your 13k mate.

 

[Leesparkykent]

Have you got a drawing and spec? Maybe you could post it in the arms if you have and a few wouldn't mind slinging a few figures around.

 

[yellowvanman]

£13K might just about cover the cable, assuming the insurance company have specified MICC as per usual for thatched roofs

No, haven't specified anything regarding cabling, just in accordance with 'British Standards'.

 

[davesparks]

No, haven't specified anything regarding cabling, just in accordance with 'British Standards'.

That's very unusual for a thatched roof!

 

[yellowvanman]

Number of sockets?
What's going in in the kitchen?
Shower(s)?
UFH?
Etc
Etc
Nowhere near enough info to judge your 13k mate.

i appreciate its a bit vague. Lets add the following totals:
44 x 2g sockets
24 x 2A sockets
10 x SFS
6 x smoke/heat detectors
12 outside lights
TV points in 7 rooms
Security alarm
12 LED downlights
4 ceiling lights
1 room stat - radiators only
Bathrooms have light/shaver point/fan/towel rail

 

[ImpededLoop]

No, haven't specified anything regarding cabling, just in accordance with 'British Standards'.

You'll need to get the owners to find out from their insurer whether they stipulate a certain type of cable. Whatever they say, get it in writing.

 

[trev]

My money would be on MI or galv conduit. Both of which are going to have an effect on the price.

 

[yellowvanman]

That's very unusual for a thatched roof!

I specifically asked the owner to ask them. Got a copy of their email as well (NFU).

Just mentions:
No recessed lights in ceiling unless fitted with fire rated hood (minimum 1 hour)
Minimise wiring in loft
External lights should be >1m from thatch

 

[yellowvanman]

My money would be on MI or galv conduit. Both of which are going to have an effect on the price.

There is some galv trunking already in loft, but notice that my spec has very few ceiling lights (bathrooms only) as most lighting will be 2A sockets

 

[trev]

So they haven't specced a cable or containment?
Wow, I'd check the small print mate.

 

[snowhead]

Get the owners to get a quote, with conditions from some other insurers.
NFU may be the only company to not spec cables.

They'll possibly be stuck with NFU if all other insurers want M.I or conduit.
If NFU change their policy the house may have to be rewired again.

.

 

[Dcf]

Look up the"Dorset model"
it gives detailed guidance on thatched properties.
there is a thread on it somewhere on here.

 

[Fin170]

I've done a few thatched places and no insurers I've spoken too have been interested so I took guidance from 'The Dorset model' which was something along the lines of external lights must be 1m> from the thatch, cables must be run so they won't be penetrated by thatchers metal spikes, interlinked heat alarm in roof space, if you must have a light in the loft (it's not advised) then it must be enclosed and of course cable should be rodent proof (pref MI (good luck) but SWA, galv and even Heavy duty PVC is arguably acceptable)

Failing the advice of insurers, scam providers or random internet folk you could always ask the local fire brigade for advice