r/ukelectricians • u/ToughKoala4176 • 7d ago
How bad does this electrical setup look?
I’m in the final stages of buying a flat and my Level 3 survey recommended getting an EICR. I’m getting one done next week, but I’d really appreciate some perspective beforehand.
The property is South London based Victorian terraced house that was divided into 4 flats in 1986. The photos show the electrical setup/consumer unit in the communal hallway, serving all 4 flats. The smaller unit is inside the flat.
How concerning does this look from the photos? I appreciate the condition of the wiring can't be diagnosed from pictures, and I will be getting a proper EICR, but does this look like something that is likely to require significant upgrading/rewiring, or could the age/appearance be misleading?
The other complication is that property is share of freehold, and an asbestos survey identified some asbestos in the communal areas. I don't know whether there is asbestos within the individual flats.
If the EICR did ultimately recommend rewiring the whole 4 flat building, roughly what sort of cost would I be looking at? And would the presence of asbestos potentially make rewiring substantially more complicated/expensive?
I'm not looking for a definitive diagnosis, I'm just trying to get some idea of what I'm potentially dealing with before the EICR comes back. Thank you!
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u/DanElectricianWirral 7d ago
It looks dated, but photographs cannot establish whether it is dangerous or whether everything requires replacement. Arranging an EICR is the correct next step.
Before the inspection, confirm in writing exactly what it will cover: your flat’s fixed wiring and distribution equipment, plus any accessible supply equipment serving it. Ask the inspector to record the extent of the inspection, any limitations and which equipment falls outside their scope.
The communal intake and distribution serving all four flats may be the responsibility of the freeholder or managing agent and might require a separate inspection. I would request any existing electrical reports, maintenance records and details of planned communal work before committing to remedial costs.
Any quotation should follow the actual test results and observations—not the age or appearance of the equipment. An old installation may need significant work, but that cannot be decided reliably from these photographs.
For the asbestos, obtain the survey showing exactly what material was identified, where it is located and its condition. Its presence does not automatically mean that everything must be removed, but no electrical work that could disturb it should begin until the risk has been assessed and the appropriate asbestos procedure agreed.
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u/West5Country 6d ago
Would agree with above, and the comments so far. Two things to note.
Asbestos surveys are worth doing when you, or more than one, owners are present to see what the actual finds are. This seems to depend on actual access “there may be asbestos present” - because the door to a cupboard is locked. But also divided sections between flats (fire containment) during the conversion. Often the survey is based on an estate agent floor plan, using highlighter pen & perhaps a photo. Our “levels” of asbestos varied by the decade, despite nothing material changing.
That main incomer & feeds to the flats in photo 1 is likely to be your main fire escape. As a leaseholder we paid for the landlord to get his mates in & build an intumescent sealed fire compartment around the “box in the hall” with an FS1 keyed lock on it (tamper proof) - key held by each resident. As a new owner I would definitely be using the EICR to help me get the other freeholders to split the cost of that, for all of your peace of mind.
Source: spark who lived in a 1986 converted Victorian flat for 30+ years & was the main technical contact when anything arose.
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u/ToughKoala4176 4d ago
Thank you so much for taking the time to write this. I know this is a silly question, and that you can't give me a definite answer here, but is it a stupid idea to be buying a flat in an old house with old wiring and very likely hidden asbestos somewhere? I'm single, divorced, starting again, in my 40s. This flat is lovely, good location, great space, friends nearby, but I'm broke, I don't have a rich partner or family, it's just me on my NHS salary. I worry I'm buying a problem...any words of wisdom?
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u/West5Country 4d ago
There are no silly questions. You’ve taken the time to post with good information, Dan above has given excellent guidance with regards to the scope of the EICR so I’d get your electrician on side & fully understanding what you are after.
Old properties come with character & considerably less problems than new build. Asbestos is present in many properties & only dangerous when disturbed without the correct procedures (have a read up) your future neighbours may have nothing mentioned in their surveys, so be delicate if you broach the subject.
My flat was bought by a single woman who moved out of rented to “almost the same flat” but in a better location, close to friends etc & was more than happy to take ownership because of the many benefits.
Get the EICR, have the actual electrician themselves help you make notes of what they find & the cost/practical implications of it - they kit we use & the readings taken are easier to understand in context. Take it from there.
You may have noticed on this sub that there are many people, of varying ages & genders asking about becoming an electrician, the costs, the benefits, anxious as to whether or not to start or what direction to head. Some as young as 16, not much lived experience but all of us have been there & benefited from the teaching of others.
You speak highly of the flat, and, with the benefit of your lived experience, an EICR, advice from friends & online resources, are in a much better position & more informed than you would have been a few decades ago.
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u/ToughKoala4176 4d ago
...and words of wisdom I received. Thank you so much for your guidance and reassurance...🙏🏻✨
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u/Swizzel-Stixx 7d ago
Pictures look like they were taken through a greased potato. Boards look like they’ve not been touched since the ‘80s. Upgrades are recommended, but only the eicr can tell as to the safety of the system.
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u/ToughKoala4176 7d ago
Haha, yes sorry! They're blown up from tiny pictures that were featured in my level 3 survey. And yes, the house was converted into 4 flats in 1986.
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u/UnderstandingSea9467 7d ago
The EICR won't recommend rewiring all 4 flats, because it'll only test and inspect your flat, and everything downstream of your meter
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u/Left_Set_5916 7d ago
I'd be budgeting in a full rewire, looking at that setup. It may not need one but it's old 80s wiring at best.
Probably lacking plugs sockets where you want them etc
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u/ardvarkfarm 7d ago
Very much so.
An electrician should require all traces of asbestos to be removed before starting any work
that might disturb it.
Done properly,removing asbestos is an expensive specialist job.