Does a surveyor check electrics? What to expect from a house survey

One of the primary concerns when buying a property is the state of the electrical installation. Wiring runs throughout the entire building and, if it needs replacing, the work is disruptive and can be costly. More importantly, a problematic installation is a genuine safety risk: outdated or failing wiring is a leading cause of domestic fires and electric shocks. For an overview of all issues a survey can flag, see our common survey problems guide.

Here, Surveyor Local looks at the signs of outdated cabling, how the electrics are assessed during a survey, when replacement becomes necessary, how much rewiring costs and whether old cabling can affect your mortgage or buildings insurance.

• Properties built before the 1970s are most likely to have outdated cabling that may need upgrading.
• Key signs include rewirable fuse boxes, rubber or fabric-insulated cables, Bakelite sockets and red and black cable colours.
• A RICS Level 2 or Level 3 survey will flag visible concerns but will not test circuits. An EICR is recommended if the installation looks outdated.
• An EICR from a qualified electrician typically costs £150 to £300 depending on property size.
• Full rewiring costs range from around £3,000 for a one-bedroom property to £12,500 or more for a larger house.
• Serious electrical faults can affect both mortgage offers and buildings insurance, particularly where the installation is confirmed as unsafe.

The older the property, the more likely it is that at least some elements of the electrics will need replacement or upgrading. There are several key signs that a home has an outdated installation.

Lead sheathing and rubber insulation

In older properties, cables were protected by a lead sheath with a rubber inner lining. Over time rubber perishes, exposing the conductors and creating the risk of electric shocks and fire. Properties with this type of installation are typically pre-1960s.

Fabric insulation

Cotton fabric soaked in a waxy compound was another common form of cable protection used before the 1960s. As with rubber, the fabric covering degrades over time, exposing the conductors beneath.

Original PVC insulation

PVC insulation was introduced in the late 1960s and early 1970s and was a significant improvement over its predecessors. However, some early PVC installations have earthing faults, particularly on lighting circuits, and installations of this age may not meet current safety standards.

Cable colours

The colour of visible cables is a useful age indicator. Red and black cables indicate an installation from before the 2004 electrical regulation update. Modern cables use brown and blue. If you can see the cable colours anywhere in the property like in the loft, under floors or in the consumer unit, this is worth noting.

Rewirable fuse boxes

Before modern consumer units with circuit breakers became standard, fuse boxes used replaceable fuse wire. If the property still has one of these, it is a clear sign the installation is old and has not been updated. An outdated fuse box of this type is one of the clearest indicators that the electrics need attention. A modern consumer unit with residual current devices (RCDs) will trip automatically if there is a fault; an old fuse box will not.

Bakelite sockets and switches

Bakelite was the dominant material for electrical fittings in properties built through the mid-twentieth century. Its presence indicates an installation that has not been updated. Sockets or switches mounted on wooden back boards or at skirting board level are similarly indicative of an aged installation.

Unreliable current

Flickering lights, an installation that trips regularly, or a burning smell near appliances or sockets are warning signs that the electrics are not coping with the demands of modern domestic use. Any signs of damp near electrical fittings should also be noted, as moisture near circuits is a safety concern. These should be investigated as a priority.

Yes, but only to a limited extent. A chartered surveyor carrying out a RICS Level 2 survey or RICS Level 3 survey will inspect the electrics visually, drawing on their knowledge of typical installations for the age and type of property. They will not remove any fixtures or covers, and they will not carry out electrical safety testing of circuits, as this requires a separately qualified and certified electrician.

What you will see in the survey report is an assessment of the apparent age and visible state of electrical components. The surveyor will check the consumer unit, visible cabling, sockets and switches. If the installation looks old, damaged or inadequate, this will be noted and a full Electrical Installation Condition Report (EICR) recommended from a qualified electrician. This is an additional cost on top of the survey itself.

Not sure which survey is right for your property?    Compare RICS surveys.

Modern PVC cabling typically has a lifespan of between 30 and 70 years, so recent installations do not usually require an upgrade. However, where any of the signs above are present, an EICR is strongly recommended.

As a general rule, if the electrics have not been inspected and updated within the last 25 to 30 years, they may not conform to current safety standards. Where electrical work has been carried out, the seller should provide the relevant certification from a qualified electrician. If certificates are not available, this should be raised with your conveyancing solicitor.

Sellers are also expected to disclose any known electrical issues to prospective buyers, as this forms part of the material information they are obliged to provide.

The cost of an Electrical Installation Condition Report (EICR) depends on the size of the property and the number of circuits involved. As a current guide, expect to pay between £150 and £300.

The cost of a full rewire depends on the size and type of property, the ease of access to the existing cabling, the extent of the work required and location. Properties in London and other city centres typically attract higher labour costs. An empty home is also easier and cheaper to rewire than a furnished one, which is worth bearing in mind when planning the timing of any works.

As a rough guide, current UK rewiring costs are approximately:

• One-bedroom flat or house: £3,000 to £4,500
• Two-bedroom house: £3,000 to £5,000
• Three-bedroom house: £4,000 to £8,000
• Four or five-bedroom house: £8,000 to £12,500

These figures cover the electrical work itself. Additional costs for plastering and redecoration after cables have been chased into walls, and any required building control notification, should be factored in on top.

Always obtain at least three quotes from electricians registered with NICEIC, NAPIT or another recognised competent person scheme, and ensure you receive an Electrical Installation Certificate on completion.

Yes, it can affect both.

Buildings insurance - an insurer may refuse to provide cover where the home has old or dangerous wiring, or may agree cover at a significantly higher premium to reflect the increased fire risk. If a claim is made following a fire that is found to have been caused by faulty wiring, the insurer may seek to invalidate the claim. To manage this risk, many insurers will request an up-to-date EICR before offering a policy.

Mortgage - lenders will only lend on properties that are safe and habitable. A survey that flags old or unsafe wiring can lead to a lender declining to offer a mortgage, or agreeing a mortgage in principle but withholding funds until an EICR has been completed and any recommended works carried out.

Since most lenders require buildings insurance to be in place before they will release funds, an electrical system that makes insurance difficult to obtain can delay or block a mortgage offer entirely. Where old wiring is flagged on a survey, acting quickly to commission the EICR and understand the full position is the most effective way to keep the purchase on track.

A RICS Level 2 or Level 3 survey is the right first step for any property purchase. Get a free quote or call our friendly team on .