'Urgent remedial action' estimates

[Alfred Broderick]

Hi

I recently had an electrical test done on my flat prior to a sale. The flat won't have had much work done in many many years so i was expecting there to be work needed to be done.

The report has identified, amongst other observations, for 3 'Urgent remedial action required' items. I have no experience whatsoever of electrics, so this is gobbledegook to me! I am awaiting a quote, but i don't know how long that will take and i'm keen to understand the potential costs now in order to handle the purchaser of my property.

I don't know if the tests are 'standard' and therefore readable by others... but i thought i would ask if anyone can decipher the below and advise on how serious these are and if possible put a cost estimate to them?



Inspection Schedule Item 6.7: Suitability of accessories and controlgear etc. for a particular
zone (701.512.3) is in a potentially dangerous condition. Urgent remedial action is required.


Inspection Schedule Item 6.6: Suitability of equipment for external influences for installed
location in terms of IP rating (701.512.2) is in a potentially dangerous condition. Urgent
remedial action is required.

Inspection Schedule Item 6.8: Suitability of current-using equipment for particular position
within the location (701.55) is in a potentially dangerous condition. Urgent remedial action is
required

Many thanks!

 

[westward10]

It is a poorly worded Report. BS3036 fuses I am failing to see why this is Code 2, still recognised by BS7671. The schedule does not indicate this two gang socket radial on a 30A fuse so I am assuming a spur from the ring final so does it need a Code at all.
The Report does not comment on the continuity readings of r2 for the ring final in comparison to r1. Giving the likely age of the installation are the cpcs 1.0 but r2 is still a bit high.

 

[Vortigern]

The cost of repair would not be reflected in the uplift on the value/sale price of the house on an actuarial calculation. Whereas one buyer will use the poor wiring condition as a bargaining point to see off £2-3k on the price, another will snap it up and just do what they want to do when they get the property. House prices now make it a sellers market, unless you are desperate to move just sell as is. The phrase Caveat Emptor applies, Buyer Beware!

 

[brianmoooore]

C2 for BS3036 fuses? Unless I've missed something, there's no reason why they can't be used for a new installation, although it would be a strange thing to do.

 

[Alfred Broderick]

Thanks for all of the comments - really appreciated.
I am asking for a quote of the entire works and a quote for the 'urgent action' items - just to be prepared for if the buyer does try to negotiate.
I'd be really keen to know any views on what the cost could roughly be.
Thanks again

 

[Vortigern]

For what appears to be a few remedials nothings;£200-300 For a box change not much change from £1000. Rewire £4-6k

 

[Alfred Broderick]

For what appears to be a few remedials nothings;£200-300 For a box change not much change from £1000. Rewire £4-6k

Thank you and for the rewire which are those items on the report? Ie is the rework an “urgent” item?

 

[Vortigern]

BPG4 on the electrical safety .org site remarks on the type of box you have, it is not "unsatisfactory" or a failure there is no actual need to change it just because it is old and rewirable fuses. So the small items mentioned on abstract by @littlespark indicates a few small items that are easily rectified such as bath light, 30a fuse on 2.5 cable (fused spur is the answer. these amount to the £2-300 I mentioned. If you change the fuse box it could cost up to £1k, if you ripped it allout and rewired then anything from £4-6k depending on how many rooms and the spec of the wiring. And you can change the fuses for modern BS60898 fuses that dont need rewiring around £30 ish each.

 

[Lister1987]

BS60898 fuses that dont need rewiring around £30 ish each.

Surely you mean MCBs old chap?

 

[pc1966]

Some issues appear justifiable (e.g. lack of gas bonding perhaps), some not (e.g. rewirable fuses are not intrinsically unsatisfactory), others we can't comment on without seeing the situation (e.g. bathroom light).

But as the seller you can just let the potential buyer know this is the result and decide what you are happy to do. In your position I would accept maybe a £1k drop in price for rectifying known issues.

If they want to rewire it fully (for example to have sufficient sockets in locations they want), which if I were the buyer I would be considering, and/or make significant changes (such as style of lights in the bathroom, etc) then leave that to the buyer to deal with after the sale. It would be expensive (as above, £5k-ish) and almost certainly would need redecorating afterwards.

 

[Alfred Broderick]

Thank you all- really appreciated

 

[Vortigern]

Surely you mean MCBs old chap?

Indood I de. Just testing, checking if anyone is awake In fact I often call them fuses for the client as they will not understand MCB.

 

[Doomed]

Houses are 'sold as seen'

A potential buyer can 'ask' for a report on the electrics , plumbing , roof , windows etc etc but ultimately the seller should set the price according to the age and condition of the property from the get go...

The only time I would pay for a report is if something looks suspect or the seller is saying the house has been rewired but there might be signs that this is not quite true

We are starting to get EICR requests from the soliciters of house purchasers whos mortgage lenders will not lend without a satisfactory EICR

 

[brianmoooore]

In fact I often call them fuses for the client as they will not understand MCB.

The same as I still say fusebox instead of consumer unit and distribution board when talking with customers.

 

[Dustydazzler]

We are starting to get EICR requests from the soliciters of house purchasers whos mortgage lenders will not lend without a satisfactory EICR

Possibly because a full rewire now costs £10K+ which means buyers already mortgaged up to their eyeballs won't be able to afford a full rewire ?