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Division of wiring in different flats in the floor void.

aligarjon
Hi Guys.   Hoping someone can point me in the right direction please.  I looked at an existing set-up where a section of a large house has been split into 2 flats for rental, one above the other.   Currently a sub-main feeds from the main house to the bottom flat where there is a consumer unit feeding both flats.  The idea is to split this up so that each flat has it's own CU and sub-meter.  Looking at the labelling on the CU the 2 flats individual socket and light circuits etc are wired separate so potentially just a case of re-routing a few cables and maybe extending.  They are hoping that in the future they may get a new metered supply put in so that it could be sold on it's own at a later date.


My question is services wise who owns the ceiling void, i am presuming it is the flat below.  Currently i am also presuming that the socket circuit for the above flat and probably other wiring for it is also in this same void.  I think this is a problem for future isolation purposes  if the wiring is to be split over new CU's and the circuits will need rewiring  ?  


Ant thoughts please.



Gary


  • 0
    For reasons of fire and acoustic isolation, there should be a double ceiling. If  it is joists and plasterboard, in a recently partition job to building control's satisfaction  I'd expect to see the wiring for upstairs in beneath the floor and above the firebreak, and the wiring for the flat below in the space above their suspended ceiling and below the firebreak. (edited to add or running round the top of the walls in the upper 'safe zone' downlighters that would cut the fireboard ought to be on a suspended ceiling that is not the firebreak)


    There are plenty of older ones however where there are wires from more than one flat in an undignified tangle in some building void, and occasionally it causes problems. If they are being let by a common landlord and only the landlord can authorise  wiring work it is not so serious but if they are in effect separate leaseholds, and may be re-wired by the occupants, it can get quite messy.

    M.


  • 0
    First thought, does the current ceiling/floor design comply with Building Regulations?


    Second thought, if to comply with Building Regulations acoustic and fire resistant ceilings and floors are installed the void will be inaccessible.


    And if for example, there’s downlighting cut into the ceiling of the lower flat and the floor boards of the flat above are immediately above the light fittings I would be very cautious about signing any electrical certification.


    At the moment it’s one installation, once they are split they really need to be within the confines of the separate homes.


  • 0
    Generally I consider floor voids accessible from above, not below.


    I take flooring and floors up, I don’t cut holes in ceilings.
  • Former Community Member
    0 Former Community Member
    I take flooring and floors up, I don’t cut holes in ceilings.


    Hmm. I've often wondered about this scenario as next door has been split into three flats. Consider the middle storey flat. Say they want extra ceiling lights. Top flat has carpets/laminate and don't want it disturbed............


    Regards


    BOD
  • 0
    That are flats with concrete floors where the wiring is run in flexible conduit buried in the floor screed of the flat above, often they end up with plastic mini trunking running around the walls for additions.


    In refurbs the lighting cables tend to end up between the new acoustic ceiling and the original ceiling.
  • 0
    Cheers Guys.   i doubt very much that there is a false ceiling.  I don't know how long it has been like it or what building regs they applied for, not really my concern.   I just wanted to know where i stood regulation wise, being electrical  or other with cables in the same void as i would be effectively feeding them from different properties in same void if i install new CU's.   I was hoping there may be something i could quote him directly other than just common sense as i am not comfortable doing it and wont.



    Gary
  • 0
    Sparkingchip:

    Generally I consider floor voids accessible from above, not below.


    I take flooring and floors up, I don’t cut holes in ceilings.


    Yes, particularly if there are traditional boards; but what if there is (wet) underfloor heating? ?


    Who owns the void? From the sound of it, the owner of the house lives in part of it so that person owns the void.


    If the flats are sold off, they would usually be leasehold and the lease would specify the boundaries of the property. The landlord may well retain responsibility for the void if both flats' services pass through it. Same as who owns the roof and foundations?!


  • 0
    perspicacious:
    I take flooring and floors up, I don’t cut holes in ceilings.


    Hmm. I've often wondered about this scenario as next door has been split into three flats. Consider the middle storey flat. Say they want extra ceiling lights. Top flat has carpets/laminate and don't want it disturbed............


    Regards


    BOD


    I think i might have got back in the van if there had been 3 flats.  :)

     

  • 0
    JChris Pearson:
    Who owns the void? From the sound of it, the owner of the house lives in part of it so that person owns the void.

    .


    Same as who owns the roof and foundations?!





    That is why flats are leasehold, not sold freehold.


    Ideally the leaseholders want to be part owners of the freehold as well.


  • 0
    I Chris Pearson:
    Yes, particularly if there are traditional boards; but what if there is (wet) underfloor heating? ?


     





    Then the void is inaccessible, so if there’s an issue with a cable in the void the circuit may have to be replaced and rerouted, unless the installation has been installed in conduit and another cable can be pulled through.


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