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Old 16.08.2014, 09:13
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OIBT electrical inspection

Hello,

quick one for you guys: I am in the process of buying a house here - now I stumbled over the fact that if the last inspection is more than 5 years old, it needs to be done.
So far so good, but the real estate agent now tells me that this is at my charge, not at the seller´s.... is that indeed the habit here, I couldn´t find anything on that with google?

thanks
grani
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Old 16.08.2014, 09:39
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Re: OIBT electrical inspection

the check will cost about 200 francs. The cost of rectifying anything will be at your cost too.....they specifically will check earthing very carefully.

I also have to change the earth on my home to not connect to pipework/plumbing but to something solid - the reason being that many pipes are now plastic and the earth cannot be guaranteed.
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Old 16.08.2014, 09:54
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Re: OIBT electrical inspection

In our purchase contract it was stated that it was the buyers responsibility, but we objected as we considered it was the sellers responsibilty/cost to ensure the electrics were at an acceptable safety level at sale.
So our contract was changed from (german)
10. Die Vertragsparteien nehmen davon Kenntnis, dass nach Ziffer 3 des Anhanges zur Verordnung über elektrische Niederspannungsinstallationen vom 7. November 2001 (SR 734.27) die Niederspannungsinstallationen mit zehn- oder zwanzigjähriger Kontrollperiode bei einer Handänderung kontrolliert werden müssen, wenn seit der letzten Kontrolle mehr als fünf Jahre vergangen sind.
Die Vertragsparteien erklären, dass die vorgeschriebene Kontrolle der elektrischen Niederspannungsinstallation im Vertragsobjekt erst nach der Eigentumsübertragung durch die erwerbende Partei veranlasst wird. Sollten sich daraus für sie Nachteile irgendwelcher Art (namentlich Kostenfolgen) ergeben, wird die veräussernde Partei von jeder Gewährleistungspflicht befreit.
to
10. Die Vertragsparteien nehmen davon... (as before) ...
Die veräussernde Partei hat der ewerbenden Partei bis zur Eigentumsübertragung den Sicherheitsnachweis zu übergeben,
wonach im Hinblick auf diese Handanderung die vorgeschriebene
Kontrolle der elektrischen Niederspannungsinstallation vorgenommen worden ist. Sämtliche anfallenden Kosten, welche auch die Behebung allfalliger Mengel umfasst, sind von der veraussernden Partei zu bezahlen.

Roughly saying that the seller must provide the electrical safety certificate before handover, and any costs and repairs are for the seller to pay.
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Old 16.08.2014, 10:53
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Re: OIBT electrical inspection

And another datapoint:

Since we were buying a house 'as is', the owners would not provide an electric certificate. We didn't make it a negotiating point, as we knew the house needed to be gutted and had fully expected to re-wire, which would have meant a fresh certificate would have been necessary once the work was done.

Cost for the inspection: CHF 500, back in 2004.
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Old 09.06.2015, 12:13
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Re: OIBT electrical inspection

We've just come upon this stumbling block whilst selling our appartment; we are due to sign the contract tomorrow, but the buyer has just today said he doesn't think it is his responsibility to pay for the control (I can see his point) and wants the contract altered as per Glendyn's post above.
Is he being totally unreasonable? I'm tempted to agree to this to get the sale done (we've not had any other offers otherwise), but get the feeling he's pulling all the strings and knows we have a lot more to lose than he does, since we need to sell in order to build our house.
Having said that, he has already handed in notice on his appartment and has maybe not pursued any other purchases.

Thoughts?
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Old 09.06.2015, 12:17
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Re: OIBT electrical inspection

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We've just come upon this stumbling block whilst selling our appartment; we are due to sign the contract tomorrow, but the buyer has just today said he doesn't think it is his responsibility to pay for the control (I can see his point) and wants the contract altered as per Glendyn's post above.
Is he being totally unreasonable? I'm tempted to agree to this to get the sale done (we've not had any other offers otherwise), but get the feeling he's pulling all the strings and knows we have a lot more to lose than he does (as we need to sell in order to build our house).
Having said that, he has already handed in notice on his appartment and has maybe not pursued any other purchases.

Thoughts?
If I was buying I would ask the seller to pay or reduce my offer by 25k. The seller has a much better idea of if there are any issues or not.
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Old 09.06.2015, 12:23
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Re: OIBT electrical inspection

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If I was buying I would ask the seller to pay or reduce my offer by 25k. The seller has a much better idea of if there are any issues or not.
This.^^^^
Given that it's a relatively new flat ( I think from your previous posts) there shouldn't really be anything to be worried about from your point of view so I personally I would agree to pay for the inspection.
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Old 09.06.2015, 12:23
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Re: OIBT electrical inspection

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If I was buying I would ask the seller to pay or reduce my offer by 25k. The seller has a much better idea of if there are any issues or not.
So you're saying we should just go ahead and get the control done?
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Old 09.06.2015, 12:25
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Re: OIBT electrical inspection

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This.^^^^
Given that it's a relatively new flat ( I think from your previous posts) there shouldn't really be anything to be worried about from your point of view so I personally I would agree to pay for the inspection.
That's what I've been thinking. He's a bastard to spring it on us the day before we sign though, having previously said he had no issues with the contract.
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Old 09.06.2015, 12:26
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Re: OIBT electrical inspection

Selling houses in the summer is very difficult. I would reluctantly agree to pay for the inspection.
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Old 09.06.2015, 12:28
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Re: OIBT electrical inspection

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That's what I've been thinking. He's a bastard to spring it on us the day before we sign though, having previously said he had no issues with the contract.
I agree completely but as you say he's got the upper hand here and it's a buyer's market.
If it were an older property I'd be a but more concerned but in your case I think you'll be ok.
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Old 09.06.2015, 12:33
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Re: OIBT electrical inspection

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So you're saying we should just go ahead and get the control done?
Yes absolutely as its probably just the cost of a Sunday lunch for the family in CH
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Old 09.06.2015, 12:34
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Re: OIBT electrical inspection

My concern is this will delay the signing as it will have to be re-drafted before tomorrow, and I'm not sure if that is possible as we will both have to agree to the amendment.
The buyer has already postponed the signing once due to delays with his bank. I smell a rat, but I hope I'm wrong.


BTW, cost for OIBT control for 4.5 pce in Fribourg is 493.-
Source: www.oibt.ch
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Old 09.06.2015, 13:36
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Re: OIBT electrical inspection

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My concern is this will delay the signing as it will have to be re-drafted before tomorrow, and I'm not sure if that is possible as we will both have to agree to the amendment.
The buyer has already postponed the signing once due to delays with his bank. I smell a rat, but I hope I'm wrong.


BTW, cost for OIBT control for 4.5 pce in Fribourg is 493.-
Source: www.oibt.ch
If the flat is reasonably new, it will be under guarantee and providing you haven't dicked around with the electrics, meaning added sockets and whatever, you'll have absolutely no problem.

Be more sense to agree to pay for the OBIT and sell the bloody flat, youj've had enough trouble selling it and this is one thing less to worry about now !
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Old 09.06.2015, 13:41
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Re: OIBT electrical inspection

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If the flat is reasonably new, it will be under guarantee and providing you haven't dicked around with the electrics, meaning added sockets and whatever, you'll have absolutely no problem.

Be more sense to agree to pay for the OBIT and sell the bloody flat, youj've had enough trouble selling it and this is one thing less to worry about now !
Even our estate agent was surprised that it was in the contract that he would have to pay.
That flat's relatively new; built in 2005/2006 and we've been since 2009. I agree it should be a mere formality. It's just the timing is a pain.


Actually, it wasn't too difficult selling the place; the buyer viewed it in the first week and made an offer a week or so later. However, we have had no other offers (despite a few enquiries from Homegate), so we're banking on this guy to complete, hence our position.
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Old 09.06.2015, 14:09
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Re: OIBT electrical inspection

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So you're saying we should just go ahead and get the control done?
how about meeting him in the middle and sharing the costs?
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Old 09.06.2015, 14:13
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Re: OIBT electrical inspection

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My concern is this will delay the signing as it will have to be re-drafted before tomorrow, and I'm not sure if that is possible as we will both have to agree to the amendment.
The buyer has already postponed the signing once due to delays with his bank. I smell a rat, but I hope I'm wrong.


BTW, cost for OIBT control for 4.5 pce in Fribourg is 493.-
Source: www.oibt.ch
Why should it delay it? Our notary made the changes we agreed with the sellers of our house during the contract meeting and we all signed it there and then in his office. Only took a few minutes for his staff to make the changes we'd asked for.
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Old 09.06.2015, 14:57
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Re: OIBT electrical inspection

Just ensure the contract states you will cover the cost of the control and any rectification work in line with the control and that's it. In theory, you will not pay much over the cost.

A certified electrician should also be able to do the check. Certainly this is the case in SZ and TI from experience.

It cost me 800 for a 25-year-old house - mostly worn sockets with crappy earths.

BE AWARE THOUGH - the earthing requirement has increased in the past year or so due to the increased usage of plastic piping rather than metal.....but if you're not renovating the electrics then it should not matter....
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Old 09.06.2015, 15:37
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Re: OIBT electrical inspection

OK, wife spoke with an electrician to confirm the cost and then to Groupe E. According to the latter, as I understand it, in canton Fribourg, the vendor is liable for the inspection costs if an inspection is required.
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Old 09.06.2015, 15:55
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Re: OIBT electrical inspection

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Why should it delay it? Our notary made the changes we agreed with the sellers of our house during the contract meeting and we all signed it there and then in his office. Only took a few minutes for his staff to make the changes we'd asked for.
Yep same here when we bought our house. Amendments were agreed and the changes made on the spot by his assistant and then we all signed. No delay at all.

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OK, wife spoke with an electrician to confirm the cost and then to Groupe E. According to the latter, as I understand it, in canton Fribourg, the vendor is liable for the inspection costs if an inspection is required.
So what the buyer is asking for is actually normal for the canton? In which case it shouldn't be necessary to add it to the contract but for peace of mind ( both yours and the buyer's) it's probably worth putting it in there. As said above it really doesn't take 2 minutes to make the changes but maybe contact the notary beforehand so that he's aware of it.
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