What does the law say?
Since 1st of July 2008, following the royal decree of 10th of March 1981, for the sale of a “housing unit” equipped with an old electrical installation, (which didn’t get any important modification or extension since 1st of October 1981, or equipped with an installation or part of it which had a modification or extension before October 1st, 1981 for which it didn’t get any visit), the owner who sells the house/apartment, must request a control check of low tension electrical installation.
When we mention “housing unit”, this means all the houses, apartments or buildings being used as dwelling to one or more people living in as family or community.
At the moment of a sale, the salesman is obliged to present an official report of valid electrical installation check, but also to mention in the document of Sale the date of this official report.
Why is it necessary to establish a control of electrical installations?
Electricity is invisible, impalpable, colorless… and it often creates fear. It can generate dangers and risks which we must control and manage. Which are they?
Electrification and electrocution
When you come into contact with an element under tension or accidentally energized, you are electrified even electrocuted. The consequences can be very serious and result in burns even a cardiac arrest which can result in death.
Fire
If your installation presents bad contacts, electric conductors under-dimensioned or badly protected, a localized heating can occur and can be the source of a fire.
Therefore in 1981, the Belgian government publishes, by royal decree, the General Regulation on Electrical Installations (GREI-RGIE) which foresees technical requirements and specifications making it possible to guarantee the safety of the people and the properties by ensuring electrical installations.
An owner wishing to sell his property has the obligation to present a report of control of its electrical installations before the signature of the sale contract, and this, since 1st of July 2008.
The objective is to give the purchaser, a clear idea and status of the electrical installation of the property he/she is purchasing.
Is it obligatory to carry out an electric control?
Since July 1st, 2008, for any sale of a property, the salesman/landlord will have to make a check of electrical installation with low tension if:
• The housing unit is equipped with an old electrical installation not having undergone any important modification or notable extension since 1st of October 1981
• The housing unit is equipped with an installation having had a modification or extension but of which the part going back to before 1st of October 1981 was not the subject of a visit.
This law thus applies, only with the properties known as “residential”.
“At the time of a sale, the salesman is obliged to make a check of the electrical installation but also to mention in the Sale Document the date of the official check report.”
Exceptions:
- This regulation does not apply for the commercial areas and offices.
- This regulation does not apply to the common parts of a building with several properties
Do I have to remake my electrical installation to be able to sell my good?
No.
We simply will check the conformity of electrical installations with the General Regulation of Electrical installations and will establish a report of it.
If the installation does not meet the standards, this does not influence of anything the process of sale.
The future owner will be charged to carry out the necessary transformations in the 18 months following the signature of the sale contract, and will have request a re-visit of control.
What has to contain the report of electric control at the time of the sale?
The electric file of control must contain the report (statement) established by the organization of control and the graphic plans (single-line wiring and position) as well as the EAN* code of the electric meter (these data are stated on the electricity invoice).
* EAN is the abbreviation of “European Article Numbering”. This code is composed of 18 digits.
What happens if the salesman does not have the single-line wiring graphic plan and/or the plan of position?
If the salesman does not have these plans of position and single-line wiring at the time of the visit, and if electrical installation dates before 1st of October 1981, the SGS controller will have to draw them on the day of the appointment.
If it does not have these plans of position and single-line wiring graphic plans at the time of the visit, and if the electrical installation dates after October 1st, 1981, that will result automatically in a mention of “non-conformity” on the statement; but as mentioned, this doesn’t influence the sale process.
What if my electrical installation does not meet the standards?
For the seller of the house/apartment:
He/she must simply submit to his/her notary, the report (positive or negative) realized by the SGS controller.
This one gives a description of the status of his/her electrical installation, whether it is in order or not.
For the new purchaser of the house/apartment:
The purchaser will have to communicate his identity in writing as well as the date of the sale contract at the approved organization which made the visit check.
If the control is negative, this should not influence the sale process, but the new purchaser will have to order a new visit check after updating his installation to the standards, and this within a period of 18 months.
What information do I need to provide to the controller on the day of his visit?
To facilitate the control, the following information should be presented:
- Code EAN* identifying the electricity meter (this code is mentioned on the electricity invoice)
- The single-line wiring graphic plan of electrical installation (if available)
- The plan of position of the elements of electrical installation (if available)
*Note that it is necessary to have 1 plan by meter
If these graphic plans are not available and if the electrical installation dates before 1st of October 1981, the SGS controller will draw them for you. This request will have to be mentioned via our on-line form.
For who are the expenses?
The expenses are usually for the salesman of the good.
If the control is negative, the expenses related to the transformations/regularizations will be for the purchaser (the new owner).
How much does a control cost?
- 1st meter = 135€
- Additional Meters at the same address = 79€per meter
- Graphic Plans = 26€ per meter
(All the quoted tariffs are VAT included)
What are the payment methods?
The payment can be done the day of the visit by
• MisterCash or Bancontact
After the payment you receive your report of control the very same day. However if you do not pay on the day of the visit of the controller, a supplement of €25 will be added as administration fees (see SGS Terms & Conditions) and the document is only delivered after confirmation of payment.
How long do I have to wait for an Appointment?
When you request an appointment via our platform, we call you back within 1 to maximum 4 days to fix an appointment for control at your best convenience.
How long does a control last?
For a standard housing unit, and which installation comprises only one meter and one switchboard, the control will last approximately 1 hour.
What is the average time to obtain the official report of control?
There are no deadlines since the official report is directly given to the salesman of the good at the time of the visit of the controller if the payment was made on the spot (in cash or Bancontact).
If your intermediary (for example: your agency) makes this payment, the report is sent at his/her office address.
This document must then be provided to the notary at the latest, on the day of the signature of the notary act.
When do I have to request my electric control?
The request must be done soon enough in advance, so the control can be carried out before the date of the signature of the notary act.
Since 1st of July 2008, any sale of a real estate cannot be completed without providing an updated report of control of electrical installations.
Generally, we advise you to place your order at the latest at the signature of the compromise of sale.
What is the time the purchaser of the good has in order to correct and/or transform his/her electrical installation?
The purchaser (or future new owner) has the obligation to correct/regularize the electrical installation within the 18 months after the sale contract.
I have already a Control Report in conformity, how long is it valid?
As long as there are no modifications in the installation that was controlled, your report of control remains valid for 25 years.
Who has to make the electric control?
The electric control must be done by one of the approved organizations by the Federal Public Service (SPF) Economy, SME, Middle-classes and Energy.
SGS is an approved organization which undertakes with all types of controls for the safety of the citizens (Lifts, Electricity High voltage and Low tension plants, Special Techniques Buildings and Work places, Pressure- Vapor, Expertise Safety, Control of the Discharges, Prevention of fire, Security on Building site, Storage without pressure - Distribution, Piping, …)
A SGS controller is sent to your premise to establish a control of electrical installations.
Who has to make the electric request for control?
Any person being owner of a property used as residence and that is for sale.
This report must be established before the final signature of the notary act, concluding the sale.
It will have to be transmitted to the notary at the latest at this date.
The request must be placed by the owner of the good or an intermediary (real estate agency or notary).
What is an approved organization?
An approved organization, is a company indicated by the Federal Public Service (SPF) Economy, SME, Middle-classes and Energy for the realization of controls of electrical installations, certifying a work of quality and in agreement with the standards of the Royal Decree of March 10th, 1981.
What is this GREI (RGIE)?
The GREI is the General Rules of Electrical installations; these rules impose controls and required documents for electrical installations. It was established in the royal decree of March 10th, 1981.
It gives a series of measurements and precautions against the harmful effects of electricity.
And thus to guarantee this long-term safety, the GREI imposed a control of the installations every 25 years.
