Should You Get Electrics Checked When Buying a House?

Does a House Survey Include a Full Electrical Check?

No. A home survey and an electrical condition report have different scopes. RICS describes its Home Surveys as property-condition inspections, and its Level 1 inspection specifically states that tests of the building services are not undertaken.

Electrical Safety First also warns home buyers not to assume that electrical checks form part of a standard home survey. Its guidance advises buyers to ask whether a recent EICR is available and to arrange one if the installation has not been properly checked.

When Should You Arrange an EICR Before Buying?

First check what information already exists. The seller may have an EICR, Electrical Installation Certificates for newer work, or other records that help establish what has been inspected or altered.

If there is no recent condition report, the documentation is incomplete, or something about the electrical installation raises concerns, an EICR can provide a more informed basis for your buying decision.

This can be particularly useful where the property has older wiring, extensive previous alterations, an older consumer unit or visible signs that electrical work has been changed over time. The age of the house on its own does not prove that rewiring or major work is necessary; the condition of the installation needs to be assessed.

If you decide an inspection is appropriate, you can arrange an EICR before proceeding further with the electrical side of the purchase.

What Can an Electrical Check Tell a Home Buyer?

An EICR assesses the existing fixed electrical installation. It can identify defects, deterioration and areas where further investigation may be required. The inspection involves more than looking at whether lights and sockets appear to work.

Depending on the installation and agreed inspection scope, the electrician considers the condition of fixed wiring, circuits, the consumer unit, protective devices, earthing and bonding arrangements and fixed electrical accessories.

The detailed scope belongs to a separate question, so our guide to what an EICR check includes explains that inspection in more depth.

For a buyer, the useful outcome is a clearer picture of the electrical installation before taking ownership of the property. The report may show that no immediate issue has been identified within the inspection scope, or it may highlight items that deserve further investigation or remedial work.

Electrical Warning Signs to Notice During a Viewing

You should not carry out electrical testing yourself during a property viewing, but some visible signs are worth noting and raising with the seller, surveyor or electrician.

• scorching, discolouration or heat damage around sockets, switches or light fittings;
• damaged or cracked electrical accessories;
• unusual buzzing or crackling from electrical fittings;
• obviously damaged cables or exposed wiring;
• a consumer unit that appears damaged or has signs of overheating;
• evidence of numerous alterations where supporting electrical paperwork is unavailable.

Electrical Safety First specifically advises home buyers to look at the condition of sockets, light fittings and the consumer unit and to check whether appropriate electrical records are available.

Visible condition is only a starting point. Wiring concealed behind walls, circuit protection and other parts of the fixed installation cannot be assessed properly from a normal property viewing.

Which Electrical Documents Should You Ask the Seller For?

Ask for whatever electrical records are available for the property rather than relying on a verbal statement that the electrics are “fine”.

Useful documents may include:

• the most recent Electrical Installation Condition Report;
• Electrical Installation Certificates relating to new circuits, rewiring or other qualifying installation work;
• certificates or records relating to significant electrical alterations;
• documentation for relevant recent electrical work where available.

Check what each document actually covers. A certificate for one piece of electrical work does not automatically confirm the condition of the entire existing installation.

If you are specifically deciding who should arrange an EICR during the transaction, that issue is covered separately in our guide to EICR responsibility when buying property in London.

What Should You Do if the Electrical Report Finds Problems?

Do not assume that every observation means the property needs a full rewire. The next step depends on what the inspection actually finds, the extent of the affected installation and whether further investigation is recommended.

Where defects are identified, ask for a clear explanation of their significance and what work would be required to address them. This gives you useful information before deciding how the electrical findings affect the purchase.

If the report identifies a specific defect, further investigation or substantial remedial work, you can obtain appropriate advice before committing to that work. The purpose of checking the electrics before buying is to make the electrical condition less uncertain, not to assume the worst about every older installation.

Should You Have the Electrics Checked in a Newer House?

A newer property is not automatically exempt from sensible checks. Start with the documentation: establish what electrical installation certificates and inspection records exist and what work they cover.

If the electrical records are complete and recent, they may answer many of your initial questions. If they are missing, unclear or inconsistent with alterations visible at the property, further electrical inspection may still be useful.

The decision should be based on the installation and available evidence rather than the age of the building alone.

When Is the Best Time to Check the Electrics?

If an electrical inspection is going to influence your buying decision, it makes sense to obtain the information while you can still act on it rather than after you have taken ownership.

Ask for existing reports early in the buying process. If those records do not answer your concerns, discuss access for an EICR before you reach the point where the electrical findings can no longer realistically influence your decision.

Property transactions vary, so coordinate the timing with your conveyancer, surveyor, seller or estate agent as appropriate.