Electrical problems in a new home can be expensive, dangerous and disruptive. Yet many buyers rely solely on a standard homebuyer's survey — which typically only gives a visual check and recommends a specialist inspection. Here's how to approach electrical due diligence properly.
What a Homebuyer's Survey Covers (and Doesn't)
A standard RICS homebuyer survey will flag obvious visible electrical issues — things like visible damage or an obviously old consumer unit — but the surveyor is not a qualified electrician and will not test any circuits. They will typically recommend an electrical inspection by a specialist.
Commissioning an EICR Before Exchange
The most thorough approach is to arrange for an Electrical Installation Condition Report (EICR) to be carried out on the property before exchange of contracts. This gives you:
- A full picture of the electrical installation's condition
- Specific defects categorised by severity (C1, C2, C3)
- A negotiating tool if significant remedial work is needed
- Peace of mind before committing
Note that access to the property is required, so you will need the seller's cooperation. This is usually straightforward to arrange once an offer is accepted.
Key Things to Look For
Consumer unit age and type — is it a modern unit with RCD/RCBO protection and a metal enclosure? Or an old plastic unit or rewirable fuse board? Older units are a red flag.
Wiring age — can you see any rubber-insulated or fabric-covered cable? This indicates pre-1960s wiring that should be replaced.
Socket and switch condition — damaged, discoloured or cracked accessories suggest age or poor DIY work.
Evidence of DIY electrical work — non-standard wiring, mismatched accessories, or work that clearly wasn't done by a professional can hide serious issues.
Number of sockets — very few sockets per room suggests old wiring that hasn't been updated.
What To Do If Problems Are Found
Pre-exchange: Use the EICR to negotiate a price reduction or require the seller to have remedial work done before exchange. For serious C1 or C2 issues, this is entirely reasonable.
Post-exchange: Budget for remedial work or a full rewire as part of your renovation plans. Get quotes before completion so you know what you're taking on.
Certificates to Request from the Seller
Ask the seller for any electrical certificates they have — particularly:
- Previous EICRs
- Electrical Installation Certificates (EICs) for any new circuits
- Part P compliance certificates for bathroom or kitchen work
The absence of certificates doesn't necessarily mean problems, but it's worth asking.
Onyx Electrical Solutions carries out EICRs for homebuyers across Greater Manchester. Call 07000 000000 to arrange an inspection.