To reduce the offer

[MizMoonshine]

Buying a house.

Original asking price £190,000. We offered £180,000 after advice from restate agents that it would be accepted as they had been rejecting lower offers.

Avg value in area (for a ready to move into house) between £170,000 - £180,000.

Searches have come back, as well as separate gas and electric inspections. Radon high area (will need testing), needs replumbing and rewiring. We've been quoted £5100 for the electrical whatnots, the gas engineer has told me to expect much for the gas.

Would we be unreasonable to reduce our offer again? And if not, what would be a reasonable amount?

We originally offered less because it needs amfair bit of cosmetic work. There's no floor covering down, there's not enough outlets etc- it was overpriced to start. Now we're looking at a large sum to make it livable.

go on to EICR website -
some electrical testers have used testing as a money spinner to drum up more business
I found this out the hard way as a landlord - I want my property to be safe but the guy who did the check didn't fill the form out properly -he put things in as imminently dangerous when they weren't -I rang up the EICR to ask advise to check. he told me, for instance, that in a single story individual family property I had to get rid of my newly installed fire alarm & have one which was attached to the mains- NRLA states that this is not the case & as did the EICR -yet he tried to show this as the highest category. (that was just one thing he did this too) The standards & ideas have changed on fuse boxes in the last 10years & I know this because thats how long ago since I voluntarily had it redone Note I had everything else he suggested done ! the standards they assess at op are for LL & that is different to most households - seriously ring the EICR up & talk to someone

@Puzzledandpissedoff

I wasn't aware we could ask them to do something about the fires!

I really wouldn't ask them to do it; you could request a certificate for anything "new" I suppose, but in view of the rest you've said there's every chance they could just whack in a couple they've got off ebay

In a dodgy market and with house values possibly falling in a depression I wouldn't have offered as much you have in the first place - or bought at all unless I had to - but I'd certainly reduce the offer now, and quite substantially

The op lives in Wales. The market is very strong and the property has probably gone up in value at 10k since she put the offer in.

The op lives in Wales. The market is very strong and the property has probably gone up in value at 10k since she put the offer in

Then god help us all if and when it goes the other way; it really does worry me to see these surges cropping up at such a time, and I wonder what'll happen with all the negative equity which could so easily result

If you don’t understand what’s written instead of jumping to I’m dropping the price, it is prudent to understand what the report says. You shouldn’t be buying a home if you can’t do this.

That's a little harsh. Why would anyone be expected to know and understand all this stuff when they haven't bought a house before?
The OP is new to this and has come for advice, which most posters have been given. Isn't that what we are all about?

I would send them a copy of the report and reduce your offer by £10k, but expect to end up with a reduction of £5k.
I wouldn’t ask them to do any work as it will be better for you to get it done to your own specifications. If they refuse, walk away.

It's also worth reflecting on whether the things you love about the house are things that would actually make it worth more than the competition, if it were up to date. If you can't find another you like as much in the same price range, that may mean it is already a potentially more expensive house than the others you have been looking at.