Should I get an EICR before buying a house?

Yes, it's strongly recommended. A standard home survey doesn't test the electrics. An EICR tests the actual wiring and identifies hidden faults. It costs from £180+VAT and could save you thousands by giving you negotiating leverage or alerting you to costly problems before you commit.

Does a home survey check the electrics?

No, not in any meaningful way. A surveyor might note that the consumer unit looks old or that there are no RCDs visible, but they don't test circuits, check wiring condition, or measure earth fault paths. Only an EICR carried out by a qualified electrician can tell you whether the electrical installation is safe.

How much does a rewire cost and can I negotiate it off the house price?

A full rewire typically costs around £1,800 per bedroom plus VAT. A 3-bed house would be roughly £5,400+VAT for the electrical work alone. Once you add making good, a 3-bed rewire can reach £8,000–£10,000. If an EICR identifies that a rewire is needed, this gives solid grounds to negotiate a price reduction.

When is the best time to get electrical work done on a new house?

The best time is between exchange and moving in, or as soon as possible after getting the keys — while the house is empty. A rewire in an empty property is faster, cheaper, and far less disruptive than working around furniture and a family.

What does an unsatisfactory EICR mean for a house I want to buy?

It means the electrician found issues that need addressing — not necessarily that the house is dangerous or that you shouldn't buy it. Get a clear estimate for the remedial work and factor that into your offer.

Homeowners

Buying a House? Get the Electrics Checked First

Published March 2026 · 5 min read

Buying a house — EICR certificate, house outline and negotiating power icons on teal background

You've found the house. The layout works, the location's right, and you can already picture where the sofa's going. But before you get too far down the line, there's a question most buyers never think to ask: what state are the electrics in?

I've lost count of the number of times I've been called out to a property weeks after someone's moved in, only to tell them the wiring needs serious work. Money they hadn't budgeted for, disruption they hadn't planned for, and a problem they could have known about before they signed on the dotted line.

Your Survey Won't Tell You

A surveyor will note what they can see — an old-looking consumer unit, no RCD protection, maybe some surface wiring that looks dated. But they don't test anything. Think of it like buying a used car based on how the paintwork looks. You'd want someone to check under the bonnet before you handed over the money. An EICR is the electrical equivalent of that mechanic's inspection.

Survey vs EICR — what a surveyor sees vs what an EICR actually tests

What an EICR Will Tell You

An EICR tests the actual electrical installation — the condition of the wiring, the adequacy of earthing and bonding, whether the consumer unit provides proper RCD protection, and whether the installation meets current safety standards. The report grades any issues: C1 (immediate danger), C2 (should be fixed), C3 (advisory). That information is valuable before you commit to a purchase.

Your Negotiating Lever

If an EICR comes back unsatisfactory, you've got hard evidence to take back to the seller. Not a vague observation from a surveyor — a proper technical report with coded findings and estimated costs to fix.

A consumer unit upgrade runs to a few hundred pounds. A full rewire typically costs around £1,800 per bedroom plus VAT — for a 3-bed house, that's roughly £5,400+VAT for the electrical work alone. Add plastering and redecoration and you could be looking at £8,000–£10,000 all in. That's a legitimate reason to negotiate thousands off the asking price.

The maths is simple:

An EICR costs from £180+VAT. If it finds issues, you could negotiate several thousand off the purchase price. If it comes back satisfactory, you've just bought peace of mind.

The Empty House Window

The best time to get electrical work done on a property is when it's empty. A rewire in an empty house is faster, cleaner, and less disruptive. No carpets to protect, no rooms to keep clear, unrestricted access to every room. What might take a week in an occupied house can be done in a few days when it's empty.

It's also the perfect time for upgrades — EV charger, extra sockets, LED lighting, home office circuit. All dramatically easier before you've unpacked.

The empty house window — timeline from exchange to move-in showing the best time to get electrical work done

What to Look for When Viewing

You don't need to be an electrician to spot warning signs. An old brown or black plastic fuse box, round-pin sockets, extension leads everywhere, or a property built pre-1970s with original wiring are all reasons to make an EICR a priority.

My Advice

Get an EICR before you exchange — or at the very least, before you complete. Use the findings to negotiate if needed, budget properly for any work, and if a rewire or upgrade is on the cards, plan to get it done while the house is empty.

Frankie Sewell
NICEIC Approved Contractor • YRLA Recognised Service Provider • Bright Sparks of York