Electricians..

[Razi]

I'm due to be moving into a new (well, 30yr old but new for me) house next month and have just had the Home Buyers Survey report back. 3 items were labelled as a concern - the double glazing failing, the boiler may need replacement and also the electrics are potentially unsafe.

Now, I've had double glazing folk in to quote on replacing all the seals and having all 10 or so windows put back in good working order (£1300), and I've also had a pretty honest plumber in who has suggested that although the boiler is quite old, it still seems to work fine and they can still get parts for it - so there's no urgent need of replacement.

However, I couldn't get hold of an electrician in time since I need to arrange a time with the vendor/agent to get access, it's a bit of a pain getting everyone's availability to line up. So my question is this, can anyone give a very ballpark figure on how much it would cost to replace the old style fusebox/consumer unit (which apparently has limited evident of earth cross bonding) with a more modern and potentially safer alternative.

I just a very rough idea so I can approach the vendor with a view to renegotiating the price down a little....

 

[Thunder Bolt]

I paid £600 a few years ago for similar work.

 

[Alfie87]

Roughly £400, although my company used to charge as much as £900! That was just ripping people off

 

[moggy]

I normally charge abound £500 to fit a new c/u.
The problems arise that full testing on each circuit needs to be completed as you're changing the characteristics of all the circuits.
If the test results do not comply with the regs, I couldnt issue a certificate.
Therefore, it's about £500 providing all the circuits comply but could be a lot higher if some circuits need rewiring

 

[robinsonsgrin]

i had the fuseboard updated about two years ago.. along with new shower etc... and bill was 800, incl shower.

 

[scooter1]

We had ours done a couple of years ago for £350, fully signed off

 

[moggy]

We had ours done a couple of years ago for £350, fully signed off

For a 1 bed flat?
Depends on size of property and number of circuits plus other factors like supply system

 

[Bold Seagull]

Just make sure they are Part P registered / qualified persons. They will issue you with a Part P certificate when complete which will mean you will not need Building Control approval (Part P) for the works.

 

[beorhthelm]

bear in mind that something in the homebuyers report "potentially unsafe" means not up to current standards, not that its unsafe.

if you intend to get a new kitchen or other changes requiring electrical work (shower mentioned above), you'll probably find it will be thrown in alot cheaper than as a specific job.

 

[Razi]

Thanks for all the response - very useful information. Definitely gives me a good estimate to go on. I've suggested that about £1800 work needs doing, so have asked that the vendor drop their price by £750 to contribute towards that work (since it's not feasible to expect everything to be brand new on the purchase of a 30yr old house).

 

[pauli cee]

dammit, was looking forward to giving a sensible electricians response to this, but looks like it has already been covered above. oh well, looks like its back to the vicente thread!

ps. looks like i've been doing my fuse board changes way too cheap....

 

[seagullsovergrimsby]

Wouldn't a 30 year old house be due a re-wire to be on the safe side ? I've got a sticker on my fuse box reminding me that the box and electrics should be checked every 10 years.

 

[pauli cee]

Wouldn't a 30 year old house be due a re-wire to be on the safe side ? I've got a sticker on my fuse box reminding me that the box and electrics should be checked every 10 years.

true. cable manafacturers normally only recommend 20-25 years of normal usage, and would definetly recommend a rewire after 30 years.
tho admittedly, updating the fuseboard and earthing system, along with a full test and inspection, would let you know how how much it was needed

and if i were to buy a 30 yr old house with original wiring, i would definetly rewire, to get any mess out of the way before the next 20 years worth of decorating, etc

 

[seagullsovergrimsby]

true. cable manafacturers normally only recommend 20-25 years of normal usage, and would definetly recommend a rewire after 30 years.
tho admittedly, updating the fuseboard and earthing system, along with a full test and inspection, would let you know how how much it was needed

and if i were to buy a 30 yr old house with original wiring, i would definetly rewire, to get any mess out of the way before the next 20 years worth of decorating, etc

Thanks , I'm hoping to move back down South next year so this is handy advice.

 

[Vegas Seagull]

Thanks for all the response - very useful information. Definitely gives me a good estimate to go on. I've suggested that about £1800 work needs doing, so have asked that the vendor drop their price by £750 to contribute towards that work (since it's not feasible to expect everything to be brand new on the purchase of a 30yr old house).

You said you're due to be moving in but you're a LONG way from that. There is nothing you've been told that you couldn't have noticed yourself or significant enough to justify a renegotiation. If they don't like you going back on a previously agreed fair price (you may try it again & again in future) with the property in the same condition then as it is now they could accept someone else tomorrow, is it worth it for a few hundred?

 

[pauli cee]

Thanks , I'm hoping to move back down South next year so this is handy advice.

no probs, hope you make it back down south, its not so grim down 'ere! feel free to get in touch if you need

 

[bhawoddy]

My advice is to just get a Periodic done on it and see what come of that. like one guy said "potentially unsafe" doesnt mean its a write off at all. Ive seen houses with fusewire boards still in that comply with the regs!!!

 

[moggy]

My advice is to just get a Periodic done on it and see what come of that. like one guy said "potentially unsafe" doesnt mean its a write off at all. Ive seen houses with fusewire boards still in that comply with the regs!!!

You should be aware that with a periodic inspection it's only about 10% of the installation that is checked.
A PIR normally costs around £150

 

[mrhairy]

Does not sound as if you have many electrical problems. No evidence of cross bonding does not mean that some of it is not done either as for instance it may be under the bath. If not very little cost to do. Although someone said earlier with a PIR only 10% checked this should mean accessories removed but 100% of the circuits should be tested. This means that's PIR or EICR should reveal the health of the cables by the IR readings. Very very unlikely that you need a rewire whatever manufacturers say. Most PVC/PVC is a good as the day it was installed. Therefore be sceptical about a rewire although changing all the sockets and switches might be a clean and cheap option. P.M. Me if you have a PIR done and you want help translating it but again you were given good advice for it being about £130 but could be a bit more.