Electrical safety is critical in property purchases. As RICS chartered building surveyors, we conduct visual electrical inspections during surveys and regularly recommend specialist electrical testing when installations appear old, inadequate, or potentially dangerous.
What RICS Surveyors Check
Visual Inspection Only
Building surveys include visual electrical inspection, NOT testing. We assess:
- Age and type of consumer unit (fuse box)
- Visible wiring type and condition
- Socket and switch condition
- Evidence of DIY or unsafe work
- Adequate earthing and bonding (visible elements)
- RCD protection provision
Electrical Installation Age Guide
Pre-1960s: Rubber or Fabric Insulated Wiring
Risk level: CRITICAL
Extremely dangerous. Insulation deteriorates making wires live. Fire and electrocution risk.
Action: Urgent complete rewire required (£4,000-£8,000)
1960s-1980s: PVC Wiring, Fuse Wire Fuse Boxes
Risk level: HIGH
Aging wiring, no RCD protection, inadequate earthing. May have dangerous aluminum wiring.
Action: Full rewire recommended (£4,000-£8,000)
1990s-2000s: Modern PVC, Limited RCD
Risk level: MODERATE
Generally safe but may lack full RCD protection and sufficient sockets for modern needs.
Action: Upgrade consumer unit (£500-£1,000) or full rewire if testing reveals issues
2000s+: Modern Installation with RCDs
Risk level: LOW
Should meet current safety standards if properly installed and maintained.
Action: Periodic inspection every 10 years (£250-£400)
Warning Signs of Electrical Problems
- Old-style fuse boxes: Rewirable fuses instead of MCBs
- Fabric/rubber wiring: In lofts or under floors
- Round pin sockets: Pre-1950s, definitely needs rewiring
- Scorching around sockets: Indicates overheating
- No earth bonding: Missing connections to gas/water pipes
- Amateur DIY work: Dangerous non-compliant additions
- Insufficient sockets: Suggesting old inadequate wiring
Rewiring Costs in London
Typical Costs
- 1-bed flat: £2,500-£4,000
- 2-bed flat: £3,500-£5,500
- 3-bed house: £4,000-£7,000
- 4-bed house: £6,000-£10,000
Includes: Labor, materials, new consumer unit, testing, certification. Does NOT include redecorating after.
Additional Costs
- Redecoration: £2,000-£5,000 (rewiring damages walls/ceilings)
- Temporary accommodation: If required during works
- Additional sockets/lights: £50-£150 per point
Electrical Safety Certificates
EICR (Electrical Installation Condition Report)
Cost: £250-£400 for typical house
What it is: Professional testing of entire electrical installation
Provides: Safety rating and schedule of required works
Recommended: Every 10 years or when purchasing older property
Electrical Installation Certificate
Required for all new electrical work. Confirms compliance with BS 7671 wiring regulations.
Buying Property with Electrical Issues
Negotiation Strategy
- Obtain electrical contractor quotes for recommended works
- Add redecoration costs
- Request price reduction covering all costs plus 15-20% contingency
- Alternatively, request seller completes rewire before completion
Insurance Implications
Properties with old or dangerous wiring may face:
- Refusal of buildings insurance
- Increased premiums
- Exclusion clauses for electrical fires
- Requirements for upgrading before cover granted
Frequently Asked Questions
Do I need an electrical survey when buying a house?
Building surveys include visual electrical inspection, but if installation appears old (pre-1990s) or problematic, commission EICR (Electrical Installation Condition Report) from qualified electrician. Cost £250-£400 but essential for safety and negotiating repairs. Many lenders require EICR for properties with old wiring.
How much does rewiring cost?
Complete rewiring typically costs £4,000-£8,000 for average 3-bed London house. Add £2,000-£5,000 for redecoration as rewiring requires chasing walls and lifting floors. Costs vary based on property size, access, and specification. Always obtain three quotes from NICEIC or NAPIT registered electricians.
Conclusion
Electrical safety is non-negotiable. Old or dangerous wiring poses fire and electrocution risks. Always commission RICS building survey highlighting electrical concerns, then obtain specialist EICR if needed. Factor rewiring costs into purchase negotiations – it's extensive work but essential for safety.
About the Author: This electrical safety guide was written by London Home Surveys' technical surveyors, RICS chartered professionals who work alongside qualified electricians and have identified dangerous electrical installations in over 1,200 properties, potentially preventing fires, electrocutions, and insurance claim rejections that could have cost buyers their homes and lives.