Electician's opinion please (part two)

[gumboot]

We're convinced that this builder is trying to pull a fast one over this report as he's tried it before. Although we accept that the wiring is not up to standard and will require upgrading to the regulations, probably before moving in, no one to date has suffered an electric shock at the property.

If we decide to check this "report" at the estate agents, what should we be looking for? If the electrics are "condemned" what does this mean in practice � can the "electrician" report the property to the electricity suppliers for example and get the electricity turned off? What other authority could the "electrician" use? Must this "report" be on an official document or form of some sort and would it have a code number? Finally, very roughly, what would be the cost of a total rewiring?

Thank you

[heathfield]

The wiring should only be 'condemned' if it is a safety hazard. Why not hire a reputable electrician for yourselves, and see if his report contradicts the one you mention. His fee wouldn't come to much in terms of the sale price of a property.

[ugly_bob]

I would get a second opinion if you don't trust this report. Whilst I don't think there is any authority behind the report with regards to electricity suppliers, there may be insurance issues if the electrics have been condemned - ie if the house burns down due to an electrical fault and this report exists - no matter how false it is, it is still a professional opinion - they may decide that they don't have to pay out.

[raysparx]

Hi gumboot, if the wiring is condemned,I would inform the client verbally then put it in writing, just because you haven't had a shock doesn't mean all is ok, if you have an old fashioned fuseboard ( fuses with fusewire) it will probably require at least upgrading,New consumer unit,with RCCD protection and earthing upgraded,

If an electrician comes in and does a periodic test for you he will tell you in simplr terms what is wrong (don't try to understand report) if he is nic registered the forms are numbered if not like me he will have his own system of numbering, hard to say how much a rewire would be,where do you live? how big is house? how many lights,sockets,cookers,showers etc ? are wires to be buried in walls or in trunking?

please post back,I will try to give rough idea, hope this helps, Ray

[gumboot]

Thank you all. I'm better informed now - the insurance issue was something that had not occured to us.

raysparx:

We suspected the consumer unit would need upgrading as you suggest and it now looks like we will need another electricians opinion.

My immediate concern is this so-called report because I would like to be able to recognise an "official" document if this is what the estate agent has been given. Assuming, that the electrician is NICEIC registered, what would such a document look like and what would they be called?

Bearing in mind, the underhand way these people have behaved, the seller could be faced with anything when they turn up at the estate agents.

Continued:

[gumboot]

The estate agent used the word "condemned" when talking to the seller. What exactly he meant we don't know, but it has frightened the seller if nothing else.

Apart from informing the client that the electricity wiring etc is dangerous, what other purpose would be served by the report from the electrician? Would he have to notify the electricity supplier for example?

The is a two bedroomed cottage sized property in a short terrace with solid stone internal and external walls. Slate roof. Attic access. Located in a small town near Swansea, South Wales. In fact the appearance is similar to a "two-up, two-down" property typical of the area around Rhondda coal-fields area when you see the streets on TV.

Cables would be buried in walls. One cooker switch probably. One shower. About eight lights and fourteen sockets would be required along with kitchen cooker hood supply

Thanks Ray

[raysparx]

Hi gumboot,

The Normal report on an installtion is called (Periodic Report) these consist of either 3 or 6 pages detailing the type of wiring, condition of wiring,fuseboard,earthing etc, the original report goes to whoever orders the check,the electrician keeps a counterfeit copy for his records, ask to see the report,if it is bad look at the part that says observations and recommendations, this will give you an insight as to what was found, if you call out an electrician to do a report fo you,it will take a few hours depending on size of property,I charge �150.00 to do a thorough report,hope this helps you, Ray

[raysparx]

Just read your further post, he is unlikely to ask for power to be cut off,but could do in certain conditions, as for cost I would think between � 1500.00 and � 1750.00 should get a top quality job including making good, the report is to ascertain condition of wiring and accessories,in a normal domestic report this should be done every 5-10 years or change of tenant/ occupier, the agents should at least show you a copy I would have thought anyway, Ray

[raysparx]

Please note gumboot the electric company are not informed when a check is done,also the electrician does not have to be nic registered,there are lots of different companies he can be with, Ray

[gumboot]

Thanks Ray.

Your opinions and help are very much appreciated.

At least the seller will have some idea what he's got to do now.

Thank you again.