Buying A House With Old Electrics

You are buying a house and the survey has flagged concerns about the electrical installation.

£200 – £400Medium Risk

What is this?

When buying a property, the surveyor may flag concerns about the electrical installation. Common red flags include an old consumer unit with rewirable fuses, visible outdated wiring (fabric-insulated or lead-sheathed), lack of RCD protection, or evidence of DIY electrical work. These findings do not necessarily mean the house is unsafe, but they indicate the electrics may need upgrading.

Common causes

Property has its original electrical installation from the 1950s–1970s and has never been rewired
Consumer unit still has rewirable fuses instead of modern MCBs
Surveyor identified fabric-insulated (rubber/cotton) wiring at visible points
No evidence of RCD protection on any circuits
Visible signs of amateur or DIY electrical modifications

Is it dangerous?

Old electrics are not automatically dangerous, but they may lack modern safety features like RCD protection and may have deteriorated insulation. The risk depends on the age and condition of the installation. A property with wiring from the 1960s that has been well maintained and upgraded with a modern consumer unit may be perfectly safe. A property with original untouched wiring from the same era is more concerning.

Can I fix it myself?

You should not attempt any electrical assessment or work yourself. Before completing the purchase, commission an EICR from a qualified electrician. This will give you a definitive assessment of the installation's condition and identify exactly what work (if any) is needed. Use the EICR findings to negotiate the purchase price or request the seller carries out remedial work.

When to call an electrician

Call an electrician for an EICR before you exchange contracts on the purchase. This gives you leverage to negotiate. If the EICR reveals significant work is needed, you can factor the cost into your offer or ask the seller to address the issues before completion.

What will an electrician do?

Carry out a pre-purchase Electrical Installation Condition Report (EICR)

Test all circuits, protective devices, earthing, and bonding

Identify the age and type of wiring and assess its remaining lifespan

Code all defects and provide a clear report of what needs attention

Provide a detailed quote for any remedial work so you can factor it into negotiations

Typical cost

£200 – £400

A pre-purchase EICR costs £200–£400. Remedial work varies: consumer unit upgrade £350–£600, partial rewire £1,000–£3,000, full rewire £3,000–£6,000+. Factor these into your purchase offer.

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Sources & References

Frequently Asked Questions

Should I get an EICR before buying a house?

Yes, strongly recommended. A standard house survey only gives a superficial view of the electrics. An EICR involves opening the consumer unit and testing every circuit, giving you a much more detailed picture. It can save you from expensive surprises.

Does old wiring mean the house needs a full rewire?

Not necessarily. If the wiring is PVC-insulated (post-1970s), it may have decades of life left if it tests well. Older rubber or fabric-insulated wiring is more likely to need replacing, but an EICR will determine the actual condition through testing.

Can I use the EICR to negotiate the house price?

Yes. If the EICR identifies significant work needed, you can present the findings and a quote to the seller. You can request a price reduction, ask the seller to do the work before completion, or agree to an indemnity arrangement.

What are the signs of old electrics in a house viewing?

Look for: a consumer unit with rewirable fuses or an old-style fuse box, round-pin sockets, fabric-covered cables visible at fittings, brown Bakelite switches, and a lack of RCD protection. Any of these suggest the installation may need upgrading.

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