Electrical Issues on Survey: EICR, Rewiring and Your Options
What to do when the buyer's survey flags electrical issues. Covers what surveyors check, EICR explained, Part P building regulations, consumer unit upgrades, rewiring costs, and impact on your sale.
What you need to know
Electrical concerns are one of the most common findings in property surveys, particularly in older homes. But a surveyor's visual-only assessment cannot determine whether your electrics are actually unsafe — only a full Electrical Installation Condition Report (EICR) can do that. This guide explains what surveyors check, what an EICR involves, your options from a simple consumer unit upgrade to a full rewire, and how to handle the impact on your sale.
- Property surveyors only carry out a visual assessment of electrics — they cannot determine whether the installation is safe or compliant without a full EICR.
- An EICR costs £150 to £350 and provides a definitive assessment of your electrical installation, which is far more useful than a surveyor's visual comments.
- Upgrading an old fuse box to a modern consumer unit (£400 to £700) is one of the most cost-effective pre-sale improvements you can make.
- A full rewire for a typical three-bedroom house costs £3,500 to £6,000 — but a partial rewire may be sufficient and costs less.
- Electrical work must comply with Part P building regulations — work done without compliance should be disclosed on the TA6.
Pine handles the legal prep so you don't have to.
Check your sale readinessElectrical issues are flagged in a significant proportion of property surveys, particularly for homes built before the 1990s — they are one of the most common survey issues in house sales. If the buyer's surveyor has raised concerns about your electrics, it is important to understand what they actually checked (and what they did not), what your options are, and how to prevent the issue from derailing your sale.
The key thing to know is that a property surveyor's electrical assessment is visual only. They look at what they can see — the consumer unit, visible wiring, sockets, and fittings — and form an opinion based on the age and appearance of the installation. They do not test the wiring, and their comments are not a substitute for a proper electrical inspection.
What surveyors actually check
During a property survey, the surveyor will visually inspect:
- The consumer unit (fuse box). An old-style fuse box with rewirable fuses is the most commonly flagged item. Modern consumer units use miniature circuit breakers (MCBs) and residual current devices (RCDs) for better protection.
- Visible wiring. The surveyor looks for outdated cable types (rubber-insulated, lead-sheathed), surface-mounted wiring, and signs of DIY work.
- Socket outlets and switches. Cracked faceplates, scorch marks, a small number of sockets (suggesting an old installation), and sockets in bathrooms that do not comply with current regulations.
- Evidence of testing. Whether there is a recent EICR or electrical certificate available.
Based on these observations, the surveyor will rate the electrics using the traffic light system (green, amber, or red for Level 2 surveys) or provide a written assessment (Level 3 surveys). For a broader understanding of how surveys work, see our seller's guide to property surveys. In most cases, they will recommend a full EICR for a proper assessment.
Understanding the EICR
An Electrical Installation Condition Report is the definitive assessment of your property's electrical installation. It is carried out by a qualified electrician (ideally registered with NICEIC, NAPIT, or ELECSA) and involves visual inspection and testing of the entire fixed wiring installation.
The classification codes
| Code | Meaning | Action required | Impact on sale |
|---|---|---|---|
| C1 | Danger present | Immediate remedial action | Must be fixed — lender will likely require it |
| C2 | Potentially dangerous | Urgent remedial action | Should be fixed — lender may require it |
| C3 | Improvement recommended | Not immediately dangerous | Advisory — unlikely to affect mortgage |
| FI | Further investigation | Requires additional inspection | Depends on outcome of investigation |
The overall outcome of the EICR is either "Satisfactory" (no C1 or C2 codes) or "Unsatisfactory" (one or more C1 or C2 codes). A satisfactory EICR is a valuable selling document. An unsatisfactory EICR identifies specific items that need attention.
Cost and timing
An EICR typically costs £150 to £350 depending on the property size and takes two to four hours to complete. Results are usually available within a few days. For the cost, it provides definitive evidence of the condition of your electrics — far more reliable than a surveyor's visual assessment.
Your options when electrics are flagged
Option 1: Get an EICR first
If you have not yet had an EICR, getting one is the logical first step — see our dedicated guide on getting an EICR when selling. If the EICR comes back satisfactory, you have a powerful document that refutes the surveyor's concerns and reassures the buyer and their lender. If it comes back unsatisfactory, you know exactly what needs fixing and can get targeted quotes.
Option 2: Upgrade the consumer unit
If the main concern is an old-style fuse box, upgrading to a modern consumer unit with MCBs and RCDs is a quick, relatively affordable fix. It typically costs £400 to £700, can be completed in half a day, and immediately addresses one of the most common survey concerns. This must be done by a Part P-registered electrician who will issue a Building Regulations Compliance Certificate.
Option 3: Partial rewire
If specific circuits are outdated (for example, an old lighting circuit with rubber-insulated cable), a partial rewire addresses the problem without the cost and disruption of a full rewire. A partial rewire of the lighting circuit in a three-bedroom house typically costs £1,500 to £2,500.
Option 4: Full rewire
If the EICR identifies widespread issues or the wiring is very old (pre-1970s rubber or lead-sheathed cabling throughout), a full rewire may be the most appropriate solution.
| Property type | Full rewire cost |
|---|---|
| Two-bedroom flat | £2,500 – £4,000 |
| Two-bedroom terraced house | £3,000 – £4,500 |
| Three-bedroom semi-detached | £3,500 – £6,000 |
| Four-bedroom detached | £5,000 – £8,000+ |
A full rewire takes three to five days for a typical house (first fix only) and will require plastering and redecoration afterwards, which adds further cost and time.
Option 5: Price reduction
If you prefer not to carry out the work yourself, you can negotiate a price reduction with the buyer based on the cost of the remedial work. Provide your own quotes to counter any inflated requests — see our guide on average price reductions after survey for benchmarks. Also see our guide on when to fix versus reduce the price for a detailed decision framework.
Part P building regulations
Part P of the Building Regulations has applied in England and Wales since January 2005. It requires that certain types of electrical work in dwellings are either carried out by an electrician registered with a competent person scheme or notified to building control.
Work that must comply with Part P
- Installation of a new circuit
- Consumer unit replacement
- Work in bathrooms and kitchens (near sinks, baths, or showers)
- Work in outdoor locations (gardens, outbuildings)
- Work in special locations (swimming pools, saunas)
If work was done without Part P compliance
If electrical work was carried out in your property without Part P compliance, you must disclose this on the TA6. The buyer's solicitor will raise it as an enquiry. The options are:
- Retrospective building control sign-off. Apply to your local authority building control department for a regularisation certificate. This involves an inspection and test of the work and costs £200 to £500.
- EICR. A satisfactory EICR demonstrates that the installation is safe, even if the original work was not certified.
- Indemnity insurance. An indemnity policy covers the buyer against enforcement action by building control. This is the quickest and cheapest option but does not confirm the work is safe.
Getting an EICR before listing
For properties built before the 1990s, getting an EICR before you list is one of the smartest pre-sale investments you can make. Here is why:
- If the EICR is satisfactory, you have documentation to present to buyers, countering any survey concerns
- If it identifies issues, you can address them on your terms, in your timeframe, using your chosen electrician — rather than under pressure during a sale
- It removes a common source of post-survey renegotiation, gazundering, and potential mortgage retentions
- The cost (£150 to £350) is minimal compared to the potential savings in avoiding a price reduction
Pine's sale-ready approach encourages sellers to identify and address potential issues like electrical concerns before they become obstacles during the sale process.
Frequently asked questions
What electrical issues do surveyors check for?
Property surveyors carry out a visual-only assessment of the electrics. They do not test the wiring or open up the consumer unit. They look for visible signs of outdated or potentially unsafe electrics, including an old-style fuse box (rather than a modern consumer unit with MCBs and RCDs), visible rubber or lead-sheathed cabling, surface-mounted wiring in unusual configurations, signs of DIY electrical work, lack of socket outlets (suggesting the wiring has not been updated), and any visible damage to fittings or cables. Their assessment is advisory, and they will typically recommend an Electrical Installation Condition Report (EICR) for a definitive assessment.
What is an EICR?
An Electrical Installation Condition Report (EICR) is a formal inspection and test of a property's fixed electrical installation carried out by a qualified electrician. It tests the wiring, circuits, earthing, bonding, and protective devices. The electrician issues a report with a classification for each circuit: C1 (danger present — immediate action required), C2 (potentially dangerous — urgent remedial action required), C3 (improvement recommended but not immediately dangerous), and FI (further investigation required). An EICR is valid for up to 10 years for owner-occupied properties and 5 years for rental properties.
Do I need an EICR to sell my house?
There is no legal requirement for an EICR when selling an owner-occupied property in England and Wales. However, if the buyer's survey flags electrical concerns, the buyer or their mortgage lender may request one. Getting an EICR before listing can be a smart move for older properties because it identifies any issues in advance, allows you to address them on your terms, and provides documentation that reassures buyers. An EICR costs between 150 and 350 pounds depending on the property size.
How much does a full rewire cost?
A full rewire for a typical three-bedroom semi-detached house costs between 3,500 and 6,000 pounds. A two-bedroom flat typically costs 2,500 to 4,000 pounds, and a four-bedroom detached house can cost 5,000 to 8,000 pounds or more. These costs include the wiring, new consumer unit, sockets, switches, and first fix — but usually exclude plastering and decoration afterwards. A partial rewire (updating specific circuits while leaving others in place) costs proportionally less. Getting multiple quotes is essential as prices vary significantly between electricians.
What are Part P building regulations?
Part P of the Building Regulations covers electrical safety in dwellings in England and Wales. It requires that most electrical work in homes is either carried out by an electrician registered with a competent person scheme (such as NICEIC, NAPIT, or ELECSA) or notified to the local authority building control department. Work covered by Part P includes new circuits, consumer unit changes, bathroom electrics, and outdoor wiring. If electrical work has been done without Part P compliance, it should be disclosed on the TA6 and may require retrospective sign-off or an indemnity insurance policy.
Will electrical issues stop the buyer getting a mortgage?
Minor electrical issues identified by the surveyor or on an EICR (C3 recommendations) will not normally affect the mortgage. However, if the mortgage valuer or surveyor identifies seriously outdated or dangerous electrics, the lender may impose a retention or require remedial work before releasing funds. C1 and C2 classifications on an EICR are more likely to trigger lender concerns. A satisfactory EICR or evidence that C1 and C2 issues have been remediated is usually sufficient to satisfy lender requirements.
Should I upgrade the consumer unit before selling?
Upgrading an old-style fuse box to a modern consumer unit with MCBs and RCDs is one of the most cost-effective electrical upgrades you can make before selling. It typically costs 400 to 700 pounds, can be done in half a day, and immediately addresses one of the most common survey concerns. A modern consumer unit provides better protection, looks more reassuring to buyers, and removes a common line item from survey reports. It must be installed by a Part P-registered electrician who will issue a certificate.
What if electrical work was done without Part P compliance?
If electrical work was carried out in your property without Part P compliance (for example, by a non-registered electrician who did not notify building control), you should disclose this on the TA6 Property Information Form. The buyer's solicitor will likely raise it as an enquiry. The options are: retrospective building control sign-off (which may involve inspection and testing), an EICR showing the installation is satisfactory, or an indemnity insurance policy. Your solicitor will advise on the most appropriate approach for your situation.
How old is too old for house wiring?
There is no fixed expiry date for house wiring, but the general guidance is that wiring over 25 to 30 years old should be tested (EICR) and may need upgrading. Rubber-insulated wiring (pre-1960s) and early PVC wiring (1960s to 1970s) are most likely to need replacement. Modern PVC wiring installed from the 1980s onwards is generally still serviceable if it passes an EICR. The age of the wiring is less important than its condition — an EICR is the only way to determine definitively whether the installation is safe and functional.
Can I do a partial rewire instead of a full rewire?
Yes. A partial rewire addresses specific circuits or areas that are outdated or defective while leaving satisfactory wiring in place. This is often a more cost-effective approach than a full rewire. For example, you might replace the lighting circuit (which may still use old rubber-insulated cable) while leaving a newer ring main in place. A qualified electrician can assess which circuits need attention based on the EICR results. Partial rewires must still comply with Part P and should be carried out by a registered electrician.
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