Landlord EICR advice

[Kurtville]

I have just had an EICR carried out on a property built about 20 yrs ago. I am concerned whether some of this work is necessary, particularly with reference to the RCD on the lighting circuit and the downgrading of the MCB's. We had an EICR 5 years ago and none of these were raised and we have not added anything to the electrical circuits. Also the smoke alarms work but are old is this a reason to declare them a C2 category?

I'm not sure what items 10 to 15 refer to in his list.

If this work is required does the attached quote seem reasonable?

Thanks in advance for any help you can give.

[davek_964]

Smoke alarms have an expiry date on them so if they're past that they need replacing.

Just check they have expired. I was told mine needed replacing when I knew that they didn't. When I followed it up (with the agency) I discovered that the electrician hadn't actually checked the dates on them because 'that's not his job'

[xstian]

It’s difficult to be certain because the description are a little vague, but I doubt any of them warrant a C2.

Looks like a pretty shoddy report to be honest.

[Rough101]

I’d like to know why the 40’s need derated to 32, if it’s 6mm and run in hidden spaces then the last guy should have snagged that.

And if it’s 20 year old Memera, I’m sure the current Eaton MCB’s are approved and fit as they took MEM over.

Although, to be honest as a Landlord I’d want the best modern circuit protection possible for peace of mind and arse covering, including rcbo’s on lighting.

[CharlesElliott]

10 - 15 are the specific inspection items that relate to the 'plain English' descriptions that he has quoted you on, and to justify the rating. For example, item 10 relates to item 8 around replacing the distribution board - which I assume is plastic, and current standard calls for a metal board.

[LooneyTunes]

Did you choose the cheapest sparky you could find for that EICR?

How large is the house?

£75 each to fit smoke detectors? Whilst he’d be there doing other work?

[LooneyTunes]

CharlesElliott said:

10 - 15 are the specific inspection items that relate to the 'plain English' descriptions that he has quoted you on, and to justify the rating. For example, item 10 relates to item 8 around replacing the distribution board - which I assume is plastic, and current standard calls for a metal board.

You don’t need to change for a new one if the existing is safe. The sparky is quoting to replace the board in part because he claims the relevant breakers, that he says are needed to downgrade existing ones, would be hard to get.

For item 4 I’d want a photo and explanation of proposed fix. It sounds like a scary issue but may not actually be so…

[Simpo Two]

LooneyTunes said:

£75 each to fit smoke detectors?

Maybe he used to work at an Aston dealership...

[Frane Selak]

Simpo Two said:

LooneyTunes said:

£75 each to fit smoke detectors?

Maybe he used to work at an Aston dealership...

Aicos are £50+ now, especially the lithium ones which I believe are needed in rentals. They certainly are if a credit meter is fitted because apparently the tenant is more likely to buy fags than electric with their last tenner. The alarms need to keep working for when they burn the house down with the fags they have just bought.

Ah, the life of a council tenant, never a dull moment.

[LooneyTunes]

Frane Selak said:

Aicos are £50+ now, especially the lithium ones which I believe are needed in rentals.

10 year sealed Fire Angel detectors are about £10 each.

[Rough101]

LooneyTunes said:

10 year sealed Fire Angel detectors are about £10 each.

Not the linked ones you need to replace hard wired, put in cheap stuff to a rental and you’ll soon be back.

[LooneyTunes]

Rough101 said:

LooneyTunes said:

10 year sealed Fire Angel detectors are about £10 each.

Not the linked ones you need to replace hard wired, put in cheap stuff to a rental and you ll soon be back.

Nowhere does it say they are hard wired. Nor do they need to be interlinked (aside from in Scotland).

[Rough101]

LooneyTunes said:

Nowhere does it say they are hard wired. Nor do they need to be interlinked (aside from in Scotland).

If not hardwired then he shouldn t be commenting on an EICR, and if they were hardwired and linked at original installation and subject to a building warrant you can t unlink them.

It s correct that only Scotland is retrospective.

Edited by Rough101 on Wednesday 24th December 07:50

[LooneyTunes]

Rough101 said:

LooneyTunes said:

Nowhere does it say they are hard wired. Nor do they need to be interlinked (aside from in Scotland).

If not hardwired then he shouldn t be commenting on an EICR, and if they were hardwired and linked at original installation and subject to a building warranty, you can t unlink them.

It s correct that only Scotland is retrospective.

Can t make assumption that they re hardwired when you look at the rest of the EICR.

It s very poor form for the customer to be confused about the extent of or reason for the proposed works (which he s right to be when it comes to things like the reasons for the breaker downgrade and need for lighting RCDs, the latter of which is iirc an 18th Ed req?).

It s impossible for anyone who hasn t seen it to know what actually needs doing but there is a chance that the OP got the cheapest EICR he could and ended up with someone determined to make as much from remedial work as he can.

ETA: the property is 20yrs old… unlikely to be any warranty still active.

Edited by LooneyTunes on Wednesday 24th December 07:22

[Kurtville]

Thanks for all the comments guys.

No it wasn't the cheapest EICR contractor but not the most expensive either.

I do get the feeling that they are trying it on. The existing tenant is moving out over christmas so I will be able to have a good look myself and speak to contractor to clarify the issues when they are back at work after christmas. I will have to take a view as to whether they are trying it on or they are real issues. Then decide whether it is worth getting another contractor to re check at risk of ending up with the same or worse faults.

It does seem that the EICR is open to wide interpretation meaning it is a bit of a lottery as to what might be picked up or not!

[LooneyTunes]

Kurtville said:

It does seem that the EICR is open to wide interpretation meaning it is a bit of a lottery as to what might be picked up or not!

Most of it isn’t that open to interpretation, but you do get some sparks like to say that anything that isn’t to current standard needs replacing. There are probably some that are very aware that landlords can’t let C2s slide.

The important thing to do is clarify the work actually needed and the reasons for this - anything that’s a C2 needs a brief chat about. The difficulty is that, having put down sp many C2s the guy isn’t going to back down (he can’t really). The strangest at first glance are the breaker downgrades nothing else has changed at the property.

If it’s a small property using a cheap consumer unit then £700+vat is toppy. If it’s a larger property with more ways on the board, quality board, or all RCBO then probably not too bad.

[drmotorsport]

I just read that as they want to sell you a consumer unit.

[119]

Seems quite reasonable to me for a new fuse box and repairs on the rest, especially if it’s a rental, I’d just get it done.

Even if it’s been passed, it’s still down to you to ensure it is safe if ther have been issues flagged.

[archie456]

I'm a landlord and that looks a bit cheeky to me. My last 10 way RCBO consumer unit was £400 fitted in April 2024.

OP if you're close to Reading I'll PM my electrician's number.

[Mr Pointy]

119 said:

Seems quite reasonable to me for a new fuse box and repairs on the rest, especially if it s a rental, I d just get it done.

Even if it's been passed, it s still down to you to ensure it is safe if ther have been issues flagged.

Why have the 40A breakers been C2'd for needing downrating? Unless you know the reasons behind all the "faults" being graded as C2 you don't know if it's reasonable or not.