skip to main content
Photos
Photos
Advice
Stories From Houzz
Houzz Discussions
Houzz Research
Sign In
Houzz Logo Print
Explore Discussions
RenovatingFireplaces
webuser_768402840

Full re-wiring, new combi boiler and central heating

HU-768402840
2 years ago

Dear Friends,


Hope all is well. As mentioned, I have bought a three bed house, just got the keys today

It is in need of a full refurbishment, but this post is specifically on central heating, combi boiler and electrical rewiring.

I have cut and pasted excerpts from the EICR report, the discussion with the electrician and excerpts from the building and structural survey.

Could you please advise me on this topic,

Kind Regards


Mel


EICR Discussion with the electrician

1) Here is a few defects mentioned on the report that has failed the EICR.

The fusebox is new but has been poorly installed.

There's no earth for the lights and much more defects.

The sockets are very limited to. Recommended the property to get fully rewired.

---------------

2) Based on previous rewires we have completed in your area the rewire will cost in the region of £3985-£4500 (depending on your specification).

A new boiler will set you back around £2225.

A rewire will take around 3 weeks to complete and we ideally need to start once you have cleared out I.e removed the kitchen, furniture etc

3) The £2225 will just be for the boiler installation. I would need to send our boiler engineer to give you an accurate price.

From previous Central heating installations we charged in the region of £6-7k

As per the building survey

Heating at the property is provided by an ageing floor-standing heating system. This was in working order at the time of survey with hot water available at the taps however, the heating system is very old and we recommend upgrading it for a combination boiler system should be a consideration which would be much more energy-efficient.

Costs Quote –4000

There appears to be an electric water pump installed in the cupboard housing the hot water tank, these items can be noisy when running and can fail within warning, however, it does not appear to be connected currently. You may to have this item checked by a plumber.

HEATING

Heating at the property is provided by an ageing Heatinaire floor-standing heating system. This was in working order at the time of survey with hot water available at the taps however, the heating system is very old and we recommend upgrading it for a combination boiler system should be a consideration, this would be much more energy-efficient.

There is also a hot water storage tank in this location.

No detailed heat loss calculations have been prepared. The system appeared to be functioning adequately at the time of survey with adequate supplies of hot water at the taps.

Systems of this type require regular maintenance and we would recommend that you enter into a service agreement with a local firm of heating engineers and ideally the installation should be serviced prior to you taking ownership.

In view of the complexities of gas regulations and safety implications we recommend the gas installation and heating system is inspected by a Gas Safe registered engineer.

GAS INSTALLATION

The gas meter is located in the garage to the right-hand side in a high-level position. The gas meter is fairly dated but appears serviceable with no major defects. Upgrading this for a newer model should be a consideration


According to the Structural Engineer

The Surveyor considers that the cracking is downward settlement of internal partition walls which he considers common where partitions are supported on floors or where the floor takes other point loads.

We must disagree with the Surveyor as the main cracking which is to the left-hand wall within the rear wardrobe and within the rear wall along with the junction of the chimney and the dividing wall within the front wardrobe is thermal movement due to heat within the chimney breast from the fire situated in the ground floor room.

In this age of property the chimney may not be lined consequently the heat is simply affecting the brickwork lining of the chimney which is causing expansion and contraction resulting in the cracking noted.

This expansion and contraction will also have caused the movement at the junction of the dividing wall with the right-hand wall due to the movement noted in the adjoining walls.

We scrapped some of the plaster back and noted the internal block walls were old clinker blocks which are also more susceptible to cracking and thermal movement

The repairs which have been suggested by the Surveyor are acceptable however cracking is likely to return if the fire is to continue to be used within the lounge area unless the flue is lined.

We would advise that the chimney is checked and if it is not lined as we suspect then a liner should be installed in accordance with current regulations.

The gas fire which we noted within the room is an old Radiant gas fire and we would also advise a Gas Safe Registered Engineer checks this over prior to any use as currently we would condemn it.





Featured Answer
  • Jonathan
    2 years ago

    So the issue is the unknown.

    Outer wall is load bearing - an RSJ is the solution. Lots of people extend in this way. You don’t have to understand exactly how to achieve this because builders do this all the time, a surveyor will calculate exactly how to do it (so how big a beam is needed and where to put it), and then the buildings regs people from the council will inspect the work to assure you and future purchasers that the work has been done to the correct standard with no damage. In fact the addition of the steel makes most houses stronger than they were when originally built.

    This change won’t need planning permission. It will need building regs. You can phone the council to confirm this. You were going to have to pay for building regs for the new conservatory roof already so the extra cost is minor (the regs people charge one fee for the roof and a little extra for every additional job that requires certification)

    If you have to inform the Estate of changes you will already have to do this for changing the conservatory roof. This is most likely a formality and since a precedence has been set by other houses there is no reason why you wouldn’t get permission. Interesting a property on a neighbouring road was listed on Rightmove on 1/9. They have also extended necessitating a similar RSJ in an external wall.

    Cost implications:
    Wall demolition labour- £1500/1700

    Skip hire £400

    Steelwork £1000

    Structural engineer £400

    Plastering £600

    Moving the plumbing to the kitchen sink £150

    Registered installer to move the gas £200.

    Cost of building regs concerning replacement roof, new doors to garden, removing wall to conservatory, removing dining room wall, new kitchen door aperture opposite front door- est. £610

    Cost of swapping one of the conservatory windows to French doors £1200

    So in conclusion I understand that this is £6,000 you weren’t going to spend. However by spending this £11,500 (including cost of roof) you may well add tens of thousands to the house resale price and have a house that works better for you as it’s better connected to the garden.

    • Comments (30)

    • Sonia
      2 years ago

      Hi, most of this is way above my head but one thing I do know is you can get an upgraded smart gas and electric meter for free with many energy providers, so if have the time and inclination have a look on Martin Lewis’s website where he lists the best energy providers and whether they supply a new smart meter for free. His website is www.MoneySavingExpert.com.

      HU-768402840 thanked Sonia
    • Jonathan
      2 years ago

      It seems to me that you have had professional advice from more than one place. They all agree that you needs to:
      1/rewire the house
      2/replace the heating and hot water system.
      3/repair the upstairs cracks.

      This means you need an electrician to rewire, a heating engineer to install a new boiler and you need a general builder to repair the crack.

      Before any of these professionals start you need to do some clearing out work and an end plan (so if walls are coming down then it will influence the end position of radiators and sockets. You should probably have a kitchen plan in mind as well as you will need power for the oven and dishwasher. You might also think about if you will want power in the garden too.)

      Assuming you are no longer considering getting a general builder to take on the whole job you may want to get a general builder in first to take down the dining room wall, strip out the kitchen and wood cladding, carpets etc. You may want to plan ahead at this stage- so if you intend to get new internal doors, new banister or take down the wall to the Conservatory now and upgrade the conservatory roof then now is the time to do it.

      Since you have now have the keys and started paying the mortgage you need to get the trades lined up and get started.

      Congratulation on your new house- it’s now time to make it into your home.

      HU-768402840 thanked Jonathan
    • Becci C
      2 years ago

      great advice from Jonathan, definitely get your end plan sorted before electrics and plumbing start so you're not paying again later for things to be moved!


      the rewire cost sounds about right to me at £4k (hubby is an electrician) but you should try to get 3 electricians round to quote. (and dont necessarily just go with the cheapest, make sure you're happy with them and what they're saying, its very important to have trust in your tradesmen!)


      same for central heating, aim for 3 quotes. getting someone big like british gas in for a baseline quote is sometimes a good start. new combi boiler at our old house total cost was £3k, this was a few years ago, would probably be closer to £4k now.



      and when you get your quotes, find out how soon they can do the work. we phoned a plumber today to get our boiler replaced at our new house, and he's not free until early next year, so you should get making some calls asap!!



    • Jonathan
      2 years ago

      Given you will need the heating engineer to also supply and fit radiators I think you should anticipate the heating costing £5,000-£5,500

      HU-768402840 thanked Jonathan
    • HU-768402840
      Original Author
      2 years ago

      Thanks Jonathan


      So rewiring - around - 4500

      New combi boiler - 2500

      Heating+ radiators - 5500

      — — around 12500

      Phew


      Still to go

      Kitchen 13k

      taking down the wall with rsj 1500

      New roof for conservatory 4500

      Paint 3000

      Carpets 5000

      strip everything down 5000


      still

      loads of unknown 10 k

      So looking at around 50k


      Okay, fingers crossed–

    • Jonathan
      2 years ago

      I think you will find the cost of the heating and radiators and hot water (including the boiler) will be £5/£5.5k so that’s a bit better than you were thinking.

      Also I think that two labourers will strip out the house in 2/3 days. That means the cost of that manpower will be £750 plus the cost of skips which will be £200 each. So the strip out should be £1250-1500.

      HU-768402840 thanked Jonathan
    • Jonathan
      2 years ago

      If you are still at the planning stage you should consider if opening up the conservatory to the kitchen might be worth considering.

      In my opinion (now we know you intend to make it a proper room with a new roof) a super kitchen/living area that is connected to the garden is on everyone’s wish list and will add far more to the value than updating the utility room, moving the loft hatch, boarding the loft, replacing upstairs carpets and buying new wardrobes.

      If it were my house I would be seriously considering moving the kitchen (which given you are already rewiring us not as big a deal as you may think.)

      HU-768402840 thanked Jonathan
    • Jonathan
      2 years ago

      https://www.gov.uk/guidance/apply-for-the-green-homes-grant-scheme

      Some people are currently considering AirSource Heat Pumps as an alternative to a gas boiler. ASHPs are lots more expensive to buy but bills will be much lower and there are grants available to help offset the initial cost.

      HU-768402840 thanked Jonathan
    • HU-768402840
      Original Author
      2 years ago

      Jonathan,

      Your plan to make the super kitchen by knocking down the wall and putting a proper roof to the conservatory is great.

      However, as a newbie I just don’t seem to have that confidence as I worry too much


      Some of my worries are

      1) I know the wall between the diner and kitchen is non load bearing and will require max a RSJ. I even got a structural engineer to confirm this.However I’m not sure of the outer wall. As before they built the extension it was the outer wall? So could be load bearing?

      That is my biggest worry, of doing some structural

      damage

      2) I most likely will have to get planning permission from the council

      3) Calthorpe estate will definitely want to be informed and will need their permission too

      4) Not sure of the cost implications


      Otherwise, if I had a magic wand, would go for this super kitchen

      Just that I have anxiety and as a newbie got limited/ fixed resources

      So just fear and worry about the unknown

      Hope you do understand

      Although deep inside Im

      tempted

      Regards


      Mel


    • HU-768402840
      Original Author
      2 years ago

      Very tempted now...I probably had a mental block, need to think of this as well as start by getting a structural engineer to have a look?

      The was one who came around last time, seemed pretty knowledgeable


    • Jonathan
      2 years ago

      Alternatively you can charge your general builder with using their contact for structural calculations and getting building regs for the work.

      Be clear from the outset that you will only pay the final balance to the builder once you are satisfied that the councils building regs people have signed it off.

      Personally I would also be asking the builder to build the roof a little higher in order to have a ceiling height at the garden end of the room that is no lower than in the main house.

      HU-768402840 thanked Jonathan
    • sarh123
      2 years ago

      If you have to do a complete rewire and new heating system now is the time to do the changes suggested by Jonathan - it significantly improves rather than just fixes the house so is much better value.
      Personally I would now ask electricians and gas fitters (look at GasSafe register, FB/Nextdoor groups, ask a local plumbing supplies co, perhaps Calthorpe for names) to come round, quote for the essential work and discuss the proposed changes (eg to kitchen position)- this should put your mind at rest that these are straightforward changes for them when done as part of a major refurb.
      I would also ask them for details of any local builders they work with and try those builders. You’ll still need to take builder references, but it would give you trades who trust each other and work together (and hopefully could communicate on timings) but who quote just for their own work. This is also sometimes cheaper than having a single contractor if you have small traders who are not registered for VAT.
      I wouldn’t keep going back to structural engineers - builders should know what can be done in principle and then you involve the engineer only once you decide you’d like to do the work. In my experience builders like to use engineers they know so they can call them with any queries during the work.
      Finally, you need to be clear with the trades what you’re asking them - the gas engineer and electrician should be able to go round the house and advise and quote on the essential changes and then you have Jonathan’s drawing for initial discussions on the improvement work. You’ll need a second visit for a fixed quote on the non-essentials you decide to do before going ahead on anything.

      HU-768402840 thanked sarh123
    • sarh123
      2 years ago

      Agree with Jonathan about final payment being based on building regs sign off. Also gas and electrics (and any new windows) need to be subject to issue of formal documents to comply with regs- lack of GasSafe, FENSA certificates etc cause problems on house sale. A couple of other tips: don’t be tempted to let gas/ electrics start until you have decided exactly what you’re doing as you may then duplicate work, and read up on boiler types before the engineer comes.

      HU-768402840 thanked sarh123
    • HU-768402840
      Original Author
      2 years ago

      Very helpful and will boost my confidence.

      Thanks Jonathan and Sara 123


      A small set back yesterday as I couldn't get the keys. Apparently the conveyance lawyers have asked a few more questions/searches, as it's a probate case. So he says, these are routine, but will take a little more time, how long don't know

    • Jonathan
      2 years ago

      Ok- less money on mortgage and more time planning is a good thing.

      HU-768402840 thanked Jonathan
    • HU-768402840
      Original Author
      2 years ago

      Very true, although hoping to get it and get over it...

      Do probate cases seem more complicated? I hope there are no surprises here


      Also my mortgage offer ends this month. I am not sure if there are better deals out there or to stick with YBS and try and renew it. I found the application process quite cumbersome and as an agency worker, there are several banks which skip us. Only after you have filled in the forms and done all the searches!!

    • Jonathan
      2 years ago

      Stick with YBS and see what they can do. Likely it will be almost exactly the same as you have but without the hassle of finding an alternative lender.

      And yes probate can go on for a very long time. To be honest I’m surprised your solicitor has a contract to work on. Has the solicitor given you an idea of timescale?

      HU-768402840 thanked Jonathan
    • HU-768402840
      Original Author
      2 years ago

      And yes probate can go on for a very long time.

      Oh noooo

      Been 5 months as of now

      How much longer can it take 😢

      I keep emailing everyone and last week it seemed like everything was done and dusted and this week it’s like

      ‘some delays but nothing unusual, all fine’

      No, never seen any actual paper work


    • HU-768402840
      Original Author
      2 years ago

      Should I be worried?

      How long can it take?? max

    • HU-768402840
      Original Author
      2 years ago

      Just googled it


      In general, probate takes between six to twelve months. However, many factors affect how long the probate process is, meaning without knowing the circumstances of the individual case, asking how long probate will take can like asking how long is a piece of string.


      darn

      I will speak to the agent again

      He always sounds positive and cool

      hmm


    • Wumi
      2 years ago

      Since you’re updating your heating system, it‘s worth looking into government renewable heating grants/incentives. Future-proofing your property for the eventual switch from gas powered boilers. Worth a try!

      HU-768402840 thanked Wumi
    • Jonathan
      2 years ago

      I think you should get your solicitor to have a chat with the sellers solicitor to get a better idea of timescale. A few years ago I offered on a house requiring probate- after four months probate was granted and a contract was finally issued. A contract is the thing a solicitors works on, they normally only apply for local authority search when they have this… the point being that normally there is 8 weeks of solicitors work after probate has been granted so whoever has set your expectation that you are about to get they keys might be inexperienced or not have the full story and you should satisfy yourself.

      HU-768402840 thanked Jonathan
    • sarh123
      2 years ago

      I’m not a solicitor but I’d have thought they should have got probate organised before marketing the house. I’ve been executor and got everything organised before marketing and so it was really quick to complete as there was no chain. I don’t understand how you were expecting the keys and now they’re doing more searches. In your position I would ask your solicitor (not the estate agent- they represent the seller not you, so always be careful what you tell them) to establish exactly what is outstanding and then explain it to you with expected timescales- you can then assess whether you need to extend your mortgage offer. If it’s just minor things (eg executors often can’t answer standard conveyancing questions) then you can look at how important they are and alternatives (eg insurance policies can sometimes deal with missing documents). Check with the solicitor that he has everything on your side too (eg final mortgage documentation).

      HU-768402840 thanked sarh123
    • HU-768402840
      Original Author
      2 years ago

      Okay,

      Will do

      As a newbie probably got caught out on this probate thing

      I thought the lawyers would look after it and I would concentrate on the refurbishment part


      Will speak to the estate agent first thing in the morning

      He is usually very helpful and upbeat

      Last time he seemd postive, saying there were just a few ’council checks’ all is sorted

      Nothing major


      Hmm... will speak to him in the morning

      thanks

    • sarh123
      2 years ago

      You should speak to your solicitor not the estate agent. It’s your solicitor who should know and understand where you are in the process. The estate agent is working for the seller not for you and will not necessarily know and/or divulge all the information you need!!

      HU-768402840 thanked sarh123
    • Jonathan
      2 years ago

      I agree with sarh123. If it’s the Estate Agent telling you you are about to complete they seem misinformed and so phoning them this morning is pointless. Speak to your solicitor for a realistic answer.

      Given you have already faced significant delays that have inconvenienced you and given you have demonstrated your commitment to buying the house by spending on surveyors and structural engineers it may now be worth asking for something from them. I would be stating that you will want 4 weeks between exchange and completion in order to line up trades to do the required modernisation.

      HU-768402840 thanked Jonathan
    • sarh123
      2 years ago

      Agree with Jonathan, but just thinking about timescales - if you want to use your existing mortgage offer you might want to see if you can get everything processed to meet that. But if extending that isn’t an issue you might as well have a few more weeks mortgage free!! Also a lot depends how sought after the house is- my daughter has just purchased and we had to just accept everything the seller suggested as they had plenty more buyers waiting.

      HU-768402840 thanked sarh123
    • Jonathan
      2 years ago

      Agree with sarh123

      HU-768402840 thanked Jonathan
    • Karla George
      9 months ago
      last modified: 9 months ago

      I know it's been a while since you posted this, but if you're still looking for advice on your central heating, combi boiler, and electrical rewiring, I've got some tips for you. Based on the excerpts you shared, it's clear that these areas need attention. To address the electrical issues, it's crucial to hire a professional electrician to properly install a new fusebox and ensure proper grounding for the lights. Fully rewiring the property might be necessary. Even though the thread is a year old, https://dynamicheatandcool.ca/ can still assist you with your heating and cooling needs. Reach out to them for professional guidance and services.

    Sponsored

    Reload the page to not see this specific ad anymore

    More Discussions
    Panelling hallway & cupboard
    0
    Authentic Feng Shui Workshop - Angel Times Limerick 27th April 2024
    0
    Interior Material Clash?
    0
    Further Education & Training Centre Open Day: Interior Design Classes
    0
    Authentic Feng Shui Workshop
    0
    Ireland
    Tailor my experience with cookies

    Houzz uses cookies and similar technologies to personalise my experience, serve me relevant content, and improve Houzz products and services. By clicking ‘Accept’ I agree to this, as further described in the Houzz Cookie Policy. I can reject non-essential cookies by clicking ‘Manage Preferences’.