What to Check Before Buying a House — Electrical Edition
Buying a house is likely the largest purchase you'll ever make, and electrical problems are one of the most expensive surprises a new owner can face. A full rewire on a three-bedroom house can cost £3,000–£5,000 — our house rewire cost guide has the full breakdown — money that most buyers would rather know about before they exchange contracts. This guide walks you through what to look for during a viewing and why a pre-purchase electrical inspection is worth every penny.
What to Look For During a Viewing
You don't need to be an electrician to spot the warning signs. These are the things worth checking on any viewing:
1. The Consumer Unit (Fuse Board)
Ask to see the consumer unit — it tells you a lot about the age and condition of the electrical installation. Our guide to when a consumer unit needs replacing explains exactly what to look for. In summary:
- Old rewirable fuses — ceramic fuse holders with wire fuses indicate a very old installation (pre-1970s) with no modern protection
- No RCD protection — modern consumer units should have RCDs or RCBOs on all circuits. If you see a board without these, it won't meet current standards
- Overcrowded or modified board — if breakers look crammed in or there's obvious DIY modification, approach with caution
- Age of the unit — consumer units typically last 25–30 years. If it looks aged, ask when it was last replaced
2. Sockets and Switches
Walk around the property and take note of the following:
- Round-pin sockets — these are pre-1947 fittings and a clear sign the wiring is very old
- Scorch marks or discolouration — any browning or black marks around sockets or switches indicates overheating
- Loose or damaged faceplates — a cosmetic issue on its own, but worth noting as part of the overall picture
- Too few sockets — older homes often have very few outlets, leading occupants to rely on extension leads and multi-plugs. This can be a sign the wiring hasn't been updated for modern demand
3. Extension Leads Everywhere
This is one of the most telling signs. If every room has daisy-chained extension leads, it suggests the property doesn't have enough circuits or sockets for the way it's being used — which can indicate the wiring is old and hasn't been upgraded to meet modern demand.
4. Visible Wiring and Cable Types
If you can see any exposed cables — in the loft, under floors or in outbuildings — look at the outer sheath:
- Black rubber-coated cables — an older installation that may need replacing
- Lead or fabric-sheathed cables — pre-1960s wiring that almost certainly needs a full rewire
- Grey or white plastic-sheathed cables — modern cable, broadly fine unless damaged
5. Lighting
Test every light switch. Non-working lights can simply mean a bulb needs replacing, but they can also indicate wiring faults or circuits that have been isolated because of a problem.
Red flags that warrant walking away or renegotiating: Visible burning or scorch marks, a strong smell of burning near the consumer unit or sockets, lights that flicker across multiple rooms, or an owner who can't produce any electrical certification for recent work.
Ask for Electrical Documentation
Before or during the sale process, ask the vendor for:
- A current EICR (Electrical Installation Condition Report) — ideally no more than 5 years old
- Electrical Installation Certificates for any recent work (new consumer unit, extension wiring, etc.)
- Building regulations sign-off for any electrical work carried out since 2005 — work on kitchens, bathrooms and new circuits should have been notified to the local authority
If the vendor can't provide any of this, factor the cost of an inspection — and potentially remedial work — into your offer.
Solicitor's tip: Your solicitor may ask for electrical certification as part of the conveyancing process, particularly if the property has had extensions or significant alterations. It's worth getting ahead of this by asking early.
Get a Pre-Purchase EICR
A homebuyer's survey carried out by a surveyor gives you a general overview of the property, but it won't tell you the condition of the wiring in any detail. Surveyors aren't qualified electricians, and their reports typically flag electrical concerns as "recommend further investigation" without going into specifics. For full detail on what an EICR covers, see our EICR guide — and for timings and what happens if the report flags issues, read how long an EICR takes and what happens if it fails.
A pre-purchase EICR carried out by a qualified electrician gives you a definitive assessment of the installation — every circuit tested, every observation coded and documented. It typically costs £120–£200 for a domestic property and can save you many times that in unexpected repair bills.
If the EICR reveals significant issues, you have options:
- Renegotiate the purchase price to account for the cost of remedial work
- Ask the vendor to carry out the remedial work before completion
- Walk away with full knowledge of what you'd be taking on
After You Move In
Even if the property has a satisfactory EICR from before the sale, it's worth commissioning a new one once you've moved in — especially if you're planning renovation work, an extension, or adding a new circuit for an EV charger or home office. A fresh inspection gives you a current baseline and ensures any work by previous owners or tradespeople has been done correctly.
We carry out pre-purchase and post-purchase EICRs across Darlington, Teesside, Durham and the wider North East. Get in touch for a fast, fixed-price quote.
We carry out pre-purchase and post-purchase EICRs in Darlington, Durham, Stockton-on-Tees, Middlesbrough, Bishop Auckland, Hartlepool and surrounding areas. Call 07950 388658 for a fast, fixed-price quote.