Surveys & legal

Electrical safety when buying a house

Electrics are easy to overlook when you fall for a property, but old or unsafe wiring is a genuine safety risk and an expensive fix. Knowing what to check, and what an EICR tells you, protects both your family and your budget.

Last reviewed 26 June 2026

In short

When buying a house, the key electrical safety document is an EICR (Electrical Installation Condition Report), produced by a qualified electrician. It inspects the fixed wiring, consumer unit (fuse board), sockets and circuits, and grades any issues using codes: C1 (danger present, immediate action needed), C2 (potentially dangerous), C3 (improvement recommended), and FI (further investigation required). A standard home survey does not test the electrics, so if a property is older, has not been rewired in decades, or shows warning signs like a fuse box with rewireable fuses, it is wise to commission an EICR before committing. A full rewire is one of the more expensive home improvements, so factor it into your offer.

Why electrics deserve attention

Faulty or outdated electrical installations are a leading cause of house fires and electric shocks. Unlike a leaking roof, the danger is hidden behind walls and inside the consumer unit, so it rarely shows up on a casual viewing. Yet bringing an old installation up to current standards can cost thousands.

A standard RICS survey or mortgage valuation does not test the electrical system. Surveyors will note obvious concerns and almost always recommend a specialist electrical inspection, but they do not carry one out. That gap is exactly why an EICR matters when the property is older or visibly dated.

The wiring regulations have changed significantly over the decades. Homes last rewired before the 1980s may lack modern protections such as RCDs, and rubber or fabric-insulated cabling from earlier still is a clear red flag that a rewire is overdue.

A standard survey will not test the electrics

Home surveys flag concerns and recommend further checks, but they do not test the wiring. For an older property, budget for a separate EICR by a registered electrician before you exchange.

EICR observation codes explained

An EICR grades each issue so you know how urgent it is.

Code	Meaning	What it implies
C1	Danger present	Immediate risk, needs urgent action
C2	Potentially dangerous	Remedial work needed soon
C3	Improvement recommended	Not unsafe, but worth upgrading
FI	Further investigation	More checks needed to assess fully
Satisfactory / Unsatisfactory	Overall verdict	Unsatisfactory means C1, C2 or FI present

Warning signs of unsafe or old wiring

An old fuse box with rewireable fuses rather than modern circuit breakers and RCDs.
Round-pin sockets, braided flex or sockets mounted in skirting boards.
Rubber, lead or fabric-insulated cabling instead of modern PVC.
Frequent tripping, flickering lights or scorch marks around sockets.
No record of a rewire and a property over about 30 years old.

Checking electrics before you buy

Ask for paperwork
Request any past EICR, rewire certificate or electrical installation certificate from the seller.
Note the age
Older homes with no rewire history are stronger candidates for a full inspection.
Commission an EICR
Use a registered electrician (NICEIC or NAPIT) to inspect and report on the installation.
Read the codes
Focus on any C1 and C2 findings, which indicate danger or potential danger.
Price the work
Get quotes for remedial work or a rewire and reflect them in your offer.
Negotiate
Use the report to renegotiate the price or ask the seller to fix serious issues.

Common questions

What is an EICR?

An EICR (Electrical Installation Condition Report) is an inspection by a qualified electrician of a property's fixed wiring, consumer unit and circuits. It grades any faults using codes and gives an overall satisfactory or unsatisfactory verdict.

Does a house survey check the electrics?

No. A standard RICS survey or mortgage valuation does not test the electrical installation. Surveyors note obvious concerns and recommend a specialist inspection, but you need a separate EICR for a proper assessment.

Do I need an EICR when buying a house?

It is not legally required for buyers, but it is strongly advised for older homes, properties with no rewire history, or where warning signs are present. It is the only reliable way to assess electrical safety.

What do the EICR codes mean?

C1 means danger is present and needs immediate action, C2 means potentially dangerous, C3 means improvement recommended, and FI means further investigation is needed. C1 or C2 findings make the report unsatisfactory.

How much does a rewire cost?

A full rewire is one of the more expensive home improvements and depends heavily on the size of the property and the amount of disruption. Always get quotes from registered electricians before factoring it into your offer.

Can I negotiate the price if the electrics are unsafe?

Yes. An unsatisfactory EICR with C1 or C2 findings is solid evidence to renegotiate the price or ask the seller to carry out the remedial work before completion.

How long is an EICR valid for?

For owner-occupied homes, an EICR is generally recommended at least every 10 years. For a property you are buying, a recent report gives reassurance, but if it is several years old you may want a fresh inspection.

Who should carry out an EICR?

Use a qualified, registered electrician, ideally one registered with a competent person scheme such as NICEIC or NAPIT. Check their credentials before booking, as the report is only as reliable as the inspector.

Sources

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