EICR Unsatisfactory - FTB

[Murdochcat]

Thanks. I am buying an property that was part exchanged and I don't think the developer who now owns the property knew about these issues (they didn't have any of the EICR, Gas Safety, etc). The place also looked fairly renovated, so it wasn't obvious to me as a lay person that an electrical rewire might be needed.

Despite its decorative state, the building survey uncovered some damp and timber issues which I am currently getting a specialist survey arranged. If those also show expensive issues, I am minded to renegotiate.

Makes you wonder if it was decorated to conceal the problems

 

[ebee]

Yes - Although, to be fair, I think most of us would consider that with pretty much any house (in any condition) a certain amount of painting/decorating might well be money well spent in its helping of any sale too.

 

[crystal ball]

When my NDN died her daughter employed a decorator to go through the house with emulsion, the new buyers redecorated before they moved in

 

[JohnW2]

When my NDN died her daughter employed a decorator to go through the house with emulsion, the new buyers redecorated before they moved in

Very common,but you can't really blame sellers for doing it. Buyers often have very little'imagination', such that the 'first impressions' of decor can have a major effect on their thinking - so 'a lick of paint' is often beneficial (for the seller), even if it's going to be changed a few weeks later.

Kind Regards, John

 

[Millwright]

Thanks all for very helpful advise on this.

General comment on the condition of the installation is: "Lack of RCD protection, Installation has numerous faults and has been badly monitored and modified - it is at the end of its serviceable life"

It looks like a full rewire may be needed in that case, especially if the quoted price is cheap.

Can I check what the basis for asking £10k - £20k off the house price is if the full rewire only costs £4.5k? Are there any other significant expenses that I need to allow for as part of the rewire that might push the total cost towards the £10-20k mark?

With respect, consider if you want the house or not - not all vendors are going to pay for you to improve the house you're going to be living in.

 

[ericmark]

We moved about 4 years ago, leaking roof, floor water damage so could put your foot through it, central heating a real mess, double glazing units found cracked, patio door needed replacing the list goes on, however we love the house, the price was right, we can afford the repairs, and I am an electrician so a lot of DIY for the repairs.

I hate to think how much we have spent, and are still spending, on replacement double glazing, solar panels etc. And the garden is also costing us money to get fixed to a state I can maintain. Including the decking which was rotten and replaced with brick sets. They allow the water to drain so not going for a paddle before entering the house.

Son bought our old house, returned there yesterday, and we said how did we manage in such a small house. Yes we love it here, but can afford the repairs.

So I will look at the list again.

1. Suppliers main fuse components missing exposed basic insulation (C2) Not your expense so no worry
2. Kitchen downlight not fire rated - connections not enclosed and not earthed (C2) Fire rating likely does not matter, lack of earth now you know, you will ensure off before you touch so again no worry
3. Earth rod not found / accessible for inspection (C2) Well not too much of a problem fitting an earth rod, low expense.
4. Gas & Water services not earth bound (C2) Again easy to fix and low expense.
5. Consumer unit has had RCD removed - no RCD protection (C2) This is much more of a worry, as it points to other faults, which may need some rewiring, would like to know the insulation test results, or clamp on meter reading, so an idea why removed.
6. Kitchen switch no earth + lounge wall light and centre light no earth (C2)
7. First floor lights no earth (C2) Again for both 6 and 7 it is the reading between the lines which is the worry, no earth points to pre-1966 install, and so may be problems with wiring, but use of class II equipment will remove immediate danger, but more interested in why.
8. Sockets main house - short circuit neutral/live earth (C2) So no sockets working in the house? How could the vender not be aware?
9. A tangle of wires, exposed single insulation/live parts above ensuite in loft (C1) Got same here, should be in a junction box, but no real harm.
10. Consumer unit IP failure - lack of blanks cable entry points not sealed (C1) Missing blanks is really nothing to worry about, most electricians would just fit blanks, but this was not your house when inspected so all he could do was turn off main isolator before leaving.
11. Shower cable not in use and isolator cannot be removed - recommend disconnection (C2) Seems odd, does not really say why a code C2 so no comment.
12. First floor lights insulation resistance fault short circuit (C2) So no lights on that floor? It does not say where the short circuit is, maybe neutral - earth? but is worrying never the less.
13. Ground floor lights not earthed (C2) Again point to pre-1966 wiring, so maybe needing a rewire?
14. Consumer unit plastic - not fire rated (C3) So are most, not really worth note, but suppose he has to?
15. Lack of RCD means circuits will not disconnect under fault conditions. Danger of electrocution. Disconnection time of 0.2 seconds will not occur in the event of a fault (C1) With other faults yes fair point, hope he left isolator off when he left?
16. Lack of SPD (C3) Would not have bothered listing suppose he has to, but no real worry.
17. Cables not colour marked / identified (C2) So what? How can anyone code this? No requirement to be colour marked.
18. Lack of supplementary bonding in bathrooms (C2) This is linked to no RCD it is either or, if RCD fitted then not required.

So there is nothing said which shows it needs a rewire, but loads which rings alarm bells and one thinks a rewire may be required. In the main the short circuits, and no earth wires.

I would guess not really a short circuit, but less than the minimum reading his insulation tester will show. What surprises me is no mention of rubber cables, the report makes me expect to find them, I found crumbling insulation with parents old house, I would have expected if that was the case, it would be in the report. ‘VRI’ (vulcanized rubber insulated) is a name often used, also ‘TRS’ (tough rubber sheath) or sometimes ‘CTS’ (cab tyre sheathed) once we went to PVC the cables are unlikely to degrade with age, there has been batches of cable where the plastersizer has leached out often as a green gue, but I would have expected to see that in the report.

This article talks about working out the age of cables I in some ways agree with @Murdochcat but this bill for likely a partial rewire has to be taken into consideration. And the report does seem to point to it being required.

He has in a way done the right thing, he has pointed out likely cost, I got a home buyer report which said there was a disused fuse box in the ceiling space, it was not disused, it was still supplying all of the main house, the lovely installation certificate we got only covered the flat under main house.

 

[blup]

Thanks all for very helpful advise on this.

General comment on the condition of the installation is: "Lack of RCD protection, Installation has numerous faults and has been badly monitored and modified - it is at the end of its serviceable life"

It looks like a full rewire may be needed in that case, especially if the quoted price is cheap.

Can I check what the basis for asking £10k - £20k off the house price is if the full rewire only costs £4.5k? Are there any other significant expenses that I need to allow for as part of the rewire that might push the total cost towards the £10-20k mark?

Always knock more off initially, so you can settle on a middle figure. If the seller doesn't budge, decide how much you want the house. A full rewire can enhance its value especially in connection with other improvements.