House Rewire & Buyers Survey

[Phil Richards]

Hello

I'm about to sell my late mother's house (privately as I know the buyer). Basically it's a 3 bedroomed built ca. 1965 and has never been rewired. AFAIK the cabling is light grey coloured PVC.

My buyer has had it surveyed and as it seems with all of these home condition reports they have to find something to ring at least one alarm bell. In this case he's saying it needs rewiring and should be done at least every 25 years. As a result there is a bargaining tool of around £3K to knock off the already generous £186K pre-agreed price. Ironic that my buyer is also selling her (larger) house to her daughter built almost the exact time by the same builders and openly admits her house has never been rewired in it's 40+ year life.

My questions:

1. Is it really necessary to have it rewired as the surveyor suggests?
2. What are the implications for not having it done?
3. Whilst my limited research has revealed the job may cost about £3K to get done is it a reasonable amount to knock off the price?

Thanks

[Tournifreak]

I would suggest that if major work was being done, it would be well worthwhile rewiring at the same time. It's a big, disruptive, messy job though.

Depends if anything has been done to update the installation over that timescale. Things that spring to mind: No RCD protection, no MCB's (only fuse wire), suspect earthing, especially if it's a TT (earth rod) system, old worn fittings, no earth on lighting circuits. If it's untouched since day 1, I'd be very wary. Might be dangerous, might not be. There's no legal implications that I'm aware of, if that's what you mean. Buyer beware and all that.

I would think it could be done for about GBP 3K, but whether you are willing to be negotiated down on price is up to you. How badly do you want to sell. If there are other buyers around, tell your current buyer to go away - the price reflects the condition of the property.

Jon.

[John Stumbles]

No: the surveyor almost certainly has no relevant electrical qualifications and it might be worth challenging them on this. A Periodic Inspection by a qualified electrician is warranted and will show what work (if any) actually needs doing.

You have an installation of unknown quality and safety.

No: the cost of a periodic inspection would seem entirely reasonable, and possibly a few hundred for replacing defective fittings and suchlike. Only if the installation were in rubber cable would there be an unequivocal case for a rewire.

[meow2222]

this doesnt deteriorate, whether its pvc or ashathene.

baloney

We havent seen your house wiring, so how can we know what condition its in. All we can say is that a: every 25 yrs is bull b: the surveyor is working for the buyer c: 60s wiring is likely to have inadequate sockets, might have 2 core lighting (which is no big deal until you want to add metal stuff), and if its been extended many times it might be in a terrible state, or might not.

its just a sales deal. Its generally better to let the buyer rewire, that way its them that pays for the full re-dec afterwards.

reasonable has nowt to do with it, its just a haggle situation. Since we dont know whether it needs a rewire, we cant know if its reasonable.

NT

[Dave Plowman (News)]

It's likely to be well out of date as regards number of rings and sockets etc. Will probably still have fuses instead of MCBs and no RCD protection. Earthing could be substandard too. The lighting circuit is unlikely to have an earth.

A safety check and update will cost far less than a re-wire.

Purely a bargaining device. In this climate you might just have to stump up.

[Owain]

If it's been buggered about with by an enthusiastic but inept DIYer (the sort who extends everyting using flex and 2A round pin sockets ... seen it done) then it might be even more dangerous than if it had been left alone.

If the lighting circuit is earthed, if the main installation earth is okay, with a 30mA RCD (not the older ELCB) if TT, then it is probably "fairly safe". However the provision of sockets will be grossly inadequate.

There is a different between needing to be rewired for convenience and greater safety, and having to rewire to prevent danger.

Owain

[TheScullster]

Hi all

If the OP decided to go for a partial upgrade and the existing cable is satisfactory, what is this likely to cost roughly?

Assuming the scope is: Periodic inspection report Replacement of fuse board with modern CU Upgrade of earth

Discount the numbers of sockets, lighting earth etc as these are typical for property and age etc...!

This is the less disruptive/time consuming work. If this is (say) £1k, the OP could offer to pay for half as a sign of good will (ie reduce selling price by £500). This is far less painful than the £3k and the surveyor has just about covered his costs (which is what they seem intent on doing most of the time with this stuff).

Phil

[Dave Plowman (News)]

Assuming the main installation is in decent condition and not 'got at' by bodging in extra sockets etc, you should be able to get a new CU fitted for well under 500 quid. If the earth and services bonding is incorrect it might rather depend on the work needed to sort this - but you're figure of

1000 total should cover pretty well any likely event.