Old House Know-How: Electrics

Buying an old property to renovate is both exciting and nerve-wracking — just what will you find beneath that charming exterior? Surveyor Juliet Davies explains exactly how much work, time and money it will take to put any problems right.

Old Electrics
Old electrics can be one of the biggest expenses when renovating, not to mention the confusion they can cause when it comes to what you can and can’t do yourself.

If you’re looking at a property to buy, complete rewiring can add a hefty sum to the refurb costs, unless you’re able to undertake these yourself. Unless you’re looking at round sockets, plaited flex, and brittle Bakelite (MAIN IMAGE), dodgy wiring may be more difficult to detect. Wear and tear on sockets and light pendants can give a clue. Check out the consumer board — generally if this has been renewed, some other works will` have been undertaken too.

More difficult to do when you’re looking around someone else’s property, but essential in your own, is to check that new boxes have not been fixed to old wiring as a ‘facelift’. Ancient, cracked-case wiring strung between floorboards and across joists in the loft may overheat and can cause fires — likewise loft wiring (old or new) left beneath insulation.

Check, too, the earthing to white goods, heating systems (radiators too), and sinks/baths and taps. Unearthed appliances can cause fatal shocks.

For most electrical work you will need to either make a Building Regulations application or use an NICEIC-registered Part P-compliant ‘competent’ electrician who can then certify the work for you (see below).

Building Regulations approval is required for: replacement or modification of the consumer unit/fuse box; a new circuit in any part of the house; underfloor heating in any part of the house; any modifications/additions outside of the main property (garden, detached garage, etc); and any work in kitchens or bathrooms (excl. replacement of light, socket or switch).

The standard colours in fixed wiring were harmonised in 2004 with the regulations in other European countries and the international IEC 60446 standard. For a transitional period (April 2004 – March 2006) either set of colours were allowed (but not both), provided that any changes in the colour scheme were clearly labelled. Since April 2006, only the new colours can be used for any new wiring.

What can you DIY?

The Building Regulations allow certain works (known as non-notifiable or minor work) to be carried out without notifying Building Control or using a registered electrician. Such work includes:

• replacing any electrical fitting (for example, socket outlets, light fittings, control switches)
• adding a fused spur (a socket that has a fuse and a switch that is connected to an appliance) to an existing circuit (but not in a kitchen, bathroom or outdoors)
• any repair or maintenance work
• installing or upgrading main or supplementary equipotential bonding
• installing cabling at extra-low voltage for signalling, cabling or communication purposes (for example, cabling for telephones, fire alarms or burglar alarms, or heating control systems)

If you are unsure, contact a qualified (e.g. NICEIC) electrician. Several organisations (British Gas, Gas-Elec etc) offer ‘electrical care’ packages which include an initial inspection by an engineer, and annual maintenance visits.

• Read Part Two: Flooring
• Read Part Three: Windows
• Read Part Four: Roofing
• Read Part Five: Damp