Buying a house is one of the biggest financial decisions you'll make. While you'll likely get a survey, standard surveys often don't cover electrical systems in detail. Understanding what to look for can help you avoid costly surprises after you move in.
What to Look for During Viewings
The Consumer Unit
- Modern unit with MCBs and RCDs: Good sign
- Old fuse box with rewirable fuses: May need upgrading (£400-£700)
- Labelling: Circuits should be clearly labelled
- Condition: No signs of burning, damage, or amateur work
Sockets and Switches
- Are there enough sockets? (Older homes often have too few)
- Do they look modern and in good condition?
- Any signs of discolouration or damage?
- Are there old round-pin sockets? (Indicates very old wiring)
Visible Wiring
- In the loft – is it modern PVC-sheathed cable or old rubber/fabric?
- Any signs of DIY work or temporary fixes?
- Cable colours – old colours (red/black) vs new (brown/blue)?
Questions to Ask the Seller
- When was the property last rewired?
- Do you have an EICR or electrical certificates?
- Has any electrical work been done? Do you have certificates?
- Are there any known electrical issues?
- How old is the consumer unit?
Documents to Request
- EICR: Shows the condition of the electrical installation
- Electrical Installation Certificates: For any work done
- Part P certificates: For notifiable work since 2005
- Building control sign-off: For major electrical work
Red Flags
- No electrical certificates available
- Very old consumer unit (rewirable fuses)
- Evidence of DIY electrical work
- Old wiring (rubber or fabric covered)
- Insufficient sockets throughout
- Burning smells or scorch marks
- Flickering lights or tripping breakers
Getting a Pre-Purchase EICR
Consider getting an EICR before completing the purchase. This will:
- Identify any safety issues
- Give you a clear picture of the installation's condition
- Help you budget for any necessary work
- Provide negotiating leverage if issues are found
Our EICR service can assess properties before purchase.
Potential Costs
If electrical work is needed, budget for:
- Consumer unit upgrade: £400-£700
- Full rewire (3-bed house): £4,000-£6,000
- Additional sockets: £80-£150 each
- New lighting circuits: £500-£1,000
Using Findings in Negotiations
If the EICR or your observations reveal issues:
- Get quotes for the work needed
- Request a price reduction to cover the cost
- Ask the seller to complete work before completion
- Factor costs into your offer
Conclusion
Electrical problems can be expensive to fix and dangerous to ignore. Taking time to assess the electrical installation before buying can save you thousands and ensure your new home is safe from day one.
Buying a Property?
Get a pre-purchase EICR to understand the electrical condition.