Forum | First time buyer - survey identifies electrical issues. What next? by colchesterchris

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First time buyer - survey identifies electrical issues. What next? 15:51 - Jun 4 with 2217 views

Again, sorry for another house post - but can't think of a better collective resource than TWTD!

So, just had a full RICS Building Survey come back, which has identified a few defects raised as 'serious or need investigation urgently'. They mostly seem manageable and not that intrusive. However, my main concern is the electrics. The report says the following;

There is a mains electricity supply to the property. Where visible, the wiring to lighting and socket outlets is of PVC. The meter and consumer unit are located in the kitchen.
Deficiencies within the electrical installation were noted including a dated fuse box. The
installation does not now comply with modern regulations and requires upgrading.
Therefore, and in accordance with the information above and on grounds of safety, it should now be checked by an appropriate specialist prior to exchange of contracts. This report should detail all necessary works to bring the installation to current standards and the works should be undertaken as soon as practicable.

It's a 3 bed 1950's ex-LA terraced house. Couple of pics below. There's a fair bit of other work to do but if it needs a rewire, this would be the biggest issue. From the info here, is that likely? Is this something I'll have to swallow or is it reasonable to ask the vendor to either fix or reduce the price, given that the survey results are worse than expected?

If not, how much do you think we'd be looking at?

Many more of these posts and I'll have to host a BBQ as well! :)

Poll:

Hypothetically, we have £1M for January. What would you rather?

First time buyer - survey identifies electrical issues. What next? on 16:10 - Jun 4 with 2172 views

MedwayTractor

RICS building surveyors are not electricians and, therefore, can't be 100% sure that the power installation is up to the mark. You should find that the caveats in the survey state that the services haven't been tested, this adds to the complexity of the survey and, therefore, to cost and time taken. He or she has done the right thing in drawing your attention to a possible problem, coupled with the correct advice to seek a proper professional opinion. Given the type of property, it may need re-wiring anyway, the original installation would have been in need of replacement at some time. This appears to have been done, in part at least, if the cabling is PVC sheathed.

Your concerns from the survey can be disclosed to the vendor (but not the actual survey), especially if you are thinking of using it as a lever to get a lower price.

A full re-wire can give you the opportunity to add things like lots of power sockets, modern lighting, etc, with possibly a contribution from the vendor.

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First time buyer - survey identifies electrical issues. What next? on 18:52 - Jun 4 with 2061 views

colchesterchris

First time buyer - survey identifies electrical issues. What next? on 16:10 - Jun 4 by MedwayTractor

Thanks for that, that's really helpful.

Will let our agent know our concerns and see what flexibility there is from the vendor. I hadn't thought about the benefits you mention, so that's something for us to consider if we can get a contribution towards it.

Cheers

Poll:

Hypothetically, we have £1M for January. What would you rather?

First time buyer - survey identifies electrical issues. What next? on 19:06 - Jun 4 with 2038 views

Kieran_Knows

When I purchased my first home last year, I had an electrician mate of mine come round (before we exchanged contracts) and do a full inspection himself with regards to the electrics. Luckily we only had a couple of small issues, so he sorted them when we did eventually get the house.

Is that something you could do?

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First time buyer - survey identifies electrical issues. What next? on 20:08 - Jun 4 with 1972 views

sparks

First time buyer - survey identifies electrical issues. What next? on 19:06 - Jun 4 by Kieran_Knows
When I purchased my first home last year, I had an electrician mate of mine come round (before we exchanged contracts) and do a full inspection himself with regards to the electrics. Luckily we only had a couple of small issues, so he sorted them when we did eventually get the house. Is that something you could do?

You could (and probably should) ask for an electrical safety inspection certificate- or, in lieu of that, a discount on price. That said, surveys tend to err on the side of caution in a fairly big way so approach it gently for fear of them thinking you are just using it as a cheap bargaining chip.

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First time buyer - survey identifies electrical issues. What next? on 20:14 - Jun 4 with 1965 views

blueoxford

First time buyer - survey identifies electrical issues. What next? on 20:08 - Jun 4 by sparks
You could (and probably should) ask for an electrical safety inspection certificate- or, in lieu of that, a discount on price. That said, surveys tend to err on the side of caution in a fairly big way so approach it gently for fear of them thinking you are just using it as a cheap bargaining chip.

Most surveys will have a standard caveat regarding electrics. Most houses over ten years old will have electrical systems which don't pass current regulations.
As posted above however, use the survey as a reason to undertake a full electrical report (if you can get the seller to pay for that, then great). If that report highlights specific issues, then get the seller to arrange for those issues to be fixed by a qualified electrician before completion or negotiate an allowance off the purchase price

First time buyer - survey identifies electrical issues. What next? on 20:33 - Jun 4 with 1937 views

KBsSocks

I'm not an electrician, but have bought a couple of houses. I'd NOT get them to do the work, but maybe try for a drop in price. Reason: you might want more sockets in X location than they'd put in, and you might want USB sockets and the like in your office. You could also get some Ethernet cabling put in at the same time as new wiring, which is good for 'tinternet and streaming in different rooms - always better 'n wireless.

So my advice'd be to get a proper electrical survey (p'raps with the person who'd do the work for you), and get it done after.

OR the house might be in top condition, and you want to buy it without any need for the potential for new holes in walls ...

(The consumer unit isn't too difficult for en electrician to replace, and the meter looks recent, but is it smart ? I can't tell. Rewired this 60s house complete for under £1.5k, 3-bed bungalow).

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First time buyer - survey identifies electrical issues. What next? on 21:37 - Jun 4 with 1891 views

Nthsuffolkblue

If you are genuinely interested in the property and this is the only issue, I would get a qualified electrician to do a survey - get him to quote for the work and state whether it is necessary and how important it is.

The electrical regulations are updated frequently so it is rare that even a modern house that has not sold for some time is free from any issues.

Once you know the cost and importance you can decide whether to buy and pay to get the work done, ask for the seller to have the work done before buying, ask for a reduction in price (it is unlikely to be that massive a cost) or pull out if it really is major re-wiring and a huge cost.

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First time buyer - survey identifies electrical issues. What next? on 21:55 - Jun 4 with 1864 views

Coastalblue

First time buyer - survey identifies electrical issues. What next? on 21:37 - Jun 4 by Nthsuffolkblue

Second this really, I'm a sparks by trade though a bit out of the loop as I've not worked in that capacity for about 5 or 6 years.

I would either ask for a periodic inspection report to be done, or if you're a little doubtful with regards to possible honesty then ask if you can have access for a sparks and commission one yourself.

This will give you a report on the property and it's current condition, unless things have changed it will also list items that should probably be addressed and those that definitely need doing. A bit like MOT's with advisories and then things that will fail a car.

That will either put your mind at rest, or if your set on the property possibly give you the ammunition to negotiate with the work that needs to be done.

Any electrician signing a report has to sign his name on it and take resposibility for what it says so it should be thorough and accurate.

I did loads of them when the home buyers pack was a hot potatoe.

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