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Old 03.12.2015, 12:21
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Electrical Inspection

Looking at an older style property and so have had quite a few questions recently, for which I thank you all for your advice.

The property was inherited and now being sold.

The boiler and heating was replaced pretty recently and looks fine. However, the electrical system still looks rather old (read antique). I asked if they had records for the last inspection but it could be that there is no document around right now.

1) Am I right in saying that it's mandatory for a proper inspection to be carried out every 20 years?

2) I guess if no records are found, we would get it done ourselves in the near future, but could be after the sale? Seems to be no legal requirement on the sellers or buyers part as part of a sale, as far as I can tell=

3) Here is a pic of the current system. Is there much you can tell from this? Now, I'm given to understand that if that if only these boxes needs updating to something modern, that would be in the region of say 3k, more or less?

4) I'm having an electrician friend come take a look at it next week, but am wondering at the prospect of whether the whole house might need rewiring (a house of approx 120 m2). This would be doable in terms of the house will be empty for awhile and we will be looking at putting in a new kitchen etc and so it could be done simultaneously. But anyone have an idea of the cost for such a rewiring, should it be necessary?


Basically, since they did modernise parts of the place fairly recently, incl boilers and windows, I'm hoping that they also looked into the electricity and found not much if anything needed to be done. But, well, you know how it is with these things!

Cheers for your input.
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Old 03.12.2015, 13:49
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Re: Electrical Inspection

We had similar to you when we bought. Inherited property which was being sold, no records and I've no idea when the last inspection was done. However, the OH decided that the old wiring probably wasn't going to be up to all our electricity needs so we decided to have it rewired. 190m2 1950s house so a bit bigger than yours. We took several months to move from our old place down the road into the new house so were able to let the electricians get on with their work in an empty property. Final bill came to just over CHF6,000 and took the electrician and his apprentice 10 days in total to finish it all off. The original electrician's estimate was CHF7,500 so it came in under budget as it were.

What we agreed with the sellers when we were going through the contract with the notary was that the electricity control and any subsequent work needed would be split 50/50 between them and us if under CHF10,000. If more than that the sellers would pay the whole bill. This was agreed before we decided to get the rewiring done though. Here's the paragraphs from the contract:

"Le notaire soussigne attire l'attention des comparants sur les exigences de l'ordonnance sur les installations electriques à basse tension (OIBT) faisant obligation à tout proprietaire immobilier de faire verifier la conformite des installations electriques à basse tension après un transfert de propriete, à moins que le dernier contrôle ne date de moins de cinq ans.

Les frais des contrôle ainsi que le cas echeant, les frais d'adaptation qui en decouleraient, seront à charge des deux parties à raison de 50% chacune jusqu'à concurrence de CHF10,000; au-delà de ce montant, les frais seront supportes exclusivement par les vendeurs."

Google translate:

"The undersigned notary draws the attention of those appearing on the requirements of the Ordinance on low voltage electrical installations (OIBT) requiring any property owner to check the conformity of low voltage electrical systems after a transfer of ownership to unless the date of last inspection not less than five years.

The costs of control and, where appropriate, the adaptation costs that would follow, will be borne by both parties at 50% each concurrence to CHF10,000; beyond that amount, the costs shall be borne exclusively by the sellers."

We bought in May 2011, still waiting for any electricity inspection. Really hoping if it ever happens that they'll be happy with the electrician's diagrams of the work he did and not insist that we try and move heavy furniture so they can get at the plugs.

Forgot to add that it might be worth doing, one of the reason's the OH wanted to get it updated is that the older wiring can sometimes make the plug sockets go "live" which, of course, is dangerous. He didn't want to take the risk.

Last edited by Medea Fleecestealer; 03.12.2015 at 13:53. Reason: Additonal paragraph re socket hazard
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Old 03.12.2015, 14:46
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Re: Electrical Inspection

Is anyone familiar with the type of system shown in the picture?
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Old 03.12.2015, 17:25
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Re: Electrical Inspection

I guess it depends on the canton you are living in but we were told by the Notary that an Electrical Inspection is required every 10 years or at the time of sale of the house. Also that it is the responsibility of the buyer to get the property inspected and it has to be within one month after the purchase. And all the issues should be sorted within 3 months after that.
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Old 03.12.2015, 18:04
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Re: Electrical Inspection

We were told (canton Glarus) that an inspection is required but that the inspectors would be in touch with us to schedule it - and word on the street is that the inspectors have a three-year backlog. It's been nearly two years already, so I guess I can expect a phone call sometime in 2016 or 2017.

When they do make it out here, I can tell you now they won't be impressed with what they see. Some of it is just old-fashioned (outlets grounded to conduit etc), some looks like bad DIY by a previous homeowner.

There are also three different main fuse boards scattered around the house - all separately metered, meaning we get three electrical bills - and it's anyone's guess which room is on which fuse on which board. I'm labeling them as I figure them out... it's a pain though. Honestly I reckon our best bet is going to be to tear the whole lot out and start over.

A lot of the work is stuff I could do myself - and would have liked to do myself - but then twins happened. If the inspectors can just hold off until they're school-age....
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Old 03.12.2015, 19:24
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Re: Electrical Inspection

HI ,

If I get you write you want to change the electrical system ?
If you want to change it will be quite costly ,and it depend what exactly you want to be changed .
1. Do you want all the cables to be changed .
2.do you want only the fused box change and made with a new fused .
3.Do you want the half of the installation changed
4.do you want to add additional lights circuits .
5.If the installation in the house is really old that mean there is probably no EARTH CABLE .
There are a lots of question about what exactly you want to be done .You mentioned that you want a new kitchen .
For the kitchen it depend what kind of appliance you want to have in the kitchen.Because you need for sure new cabling there .
renovation of the kitchen it's never that simple

If you have a specific question i will do my best to help you with .

I wish you a pleasant evening .

Best
Peter
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Old 03.12.2015, 22:05
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Re: Electrical Inspection

If there are electrical conduit tubes in place, taking the old wires out and putting new wires in is not so difficult.

Replacing the fuse box with a new one, in exactly same place is not so arduous either.

Chf 15k including all materials is my guess
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Old 03.12.2015, 22:45
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Re: Electrical Inspection

The 'contrôle électrique' is done by a professional 'contrôlleur' - he then makes a list of what has to be done, and you then have one year to get an approved electrician to do the work and send a report to say it has been done. In our case, the 'contrôlleur' missed that part of the house still had the old type wiring- and so the bill was quite a bit higher than expected. We complained but it was a case of 'ah well, we all make mistakes, don't we'!

Well all done now, so we can relax. Not sure you'd be allowed to do the work yourself MathNut- unless you find an approved electrician who will send a report to the effect it had been done to a professional level.
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Old 04.12.2015, 14:10
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Re: Electrical Inspection

The estate agents got in touch with the EWZ about it and said that it was checked in 2005, and the EWZ everything was fine then and not to expect too many problems, but I'm still keen to get it eyeballed by someone in the know.
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Old 10.12.2015, 10:15
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Re: Electrical Inspection

Now had it looked at.

Looks like, rather need to replace that in the cellar and make some other changes, in the kitchen. Have been advised to expect it to cost about chf 10k
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Old 10.12.2015, 10:44
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Re: Electrical Inspection

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I guess it depends on the canton you are living in but we were told by the Notary that an Electrical Inspection is required every 10 years or at the time of sale of the house. Also that it is the responsibility of the buyer to get the property inspected and it has to be within one month after the purchase. And all the issues should be sorted within 3 months after that.
Only at change of ownership if it is more than 5 years since the previous inspection.

The default period for residential buildings is 20 years.

The law only specifies a "reasonable period" for resolution, unless it is a danger to life in which case it is immediate and the power will be switched off until it is fixed.

The law is here:

http://translate.google.com/translat...8%2Findex.html
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Old 10.12.2015, 11:14
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Re: Electrical Inspection

Quote:
Not sure you'd be allowed to do the work yourself MathNut- unless you find an approved electrician who will send a report to the effect it had been done to a professional level.
if she could manage to do the work herself before the inspection happens and it was at a level acceptable to the inspectors how would they know?
It could have been done at any time before they bought the house by one of the previous owners.
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Old 10.12.2015, 11:32
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Re: Electrical Inspection

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if she could manage to do the work herself before the inspection happens and it was at a level acceptable to the inspectors how would they know?
It could have been done at any time before they bought the house by one of the previous owners.
Indeed. But if she want to pursue the surreptitious, incremental approach to updating the wiring, she should start now by buying the cables. By the time the inspection takes place, there will probably, by past experience, have been several changes of standards of cable colour codes, and the "new" wiring will already have a "long established" look.
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Old 10.12.2015, 11:33
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Re: Electrical Inspection

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if she could manage to do the work herself before the inspection happens and it was at a level acceptable to the inspectors how would they know?
It could have been done at any time before they bought the house by one of the previous owners.
When we had our house rewired the electrician provided us with an installation diagram and also a couple of documents for the special sockets/circuit breakers they'd put in, specifically for the OIBT inspection. You'd need something similar I would think.
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