Specialist survey

Electrical survey when buying a house: when to get an EICR

The specialist electrical report for a buyer is usually an Electrical Installation Condition Report, or EICR. It tests the installation and classifies safety observations, unlike a RICS survey which is mainly visual.

Typical buyer budget: about GBP150-GBP400 for a domestic EICR, more for large properties, many circuits or urgent access.

Last updated: 31 May 2026. Editorially reviewed: 31 May 2026.

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When to book it

The survey flags old wiring, no certification, missing RCDs, no earthing or possible rewire.
The property is older or has had DIY works, extensions or partial rewires.
You plan major renovation after completion.
The lender, insurer or your surveyor asks for electrical evidence.

What it checks

Consumer unit, earthing, bonding, circuit safety and visible accessories.
Test results and observations graded C1, C2, C3 or FI.
Whether the installation is satisfactory or needs remedial works.
Likely scope of repairs, upgrades or rewire.

What it does not cover

It does not test gas, plumbing, appliances or alarms unless specifically included.
It does not guarantee no future faults.
It may not include remedial works in the inspection price.

EICR result meanings

Code	Meaning	Buyer response
C1	Danger present.	Urgent action; negotiate or require fix.
C2	Potentially dangerous.	Remedial works needed.
C3	Improvement recommended.	Budget item, usually not a hard stop.
FI	Further investigation.	Clarify before exchange if material.

Questions to ask before you pay

Will the EICR state satisfactory or unsatisfactory clearly?
Can you quote separately for C1, C2, C3 and FI items?
Can you identify whether a full rewire is likely?
Can the report be ready before exchange?

Related next steps

Survey found electrical issuesTriage survey wording before booking.EICR required decoderWhat this survey recommendation means.Full rewire neededRewire wording and buyer risk.No earthing or bondingImportant electrical safety finding.

Frequently asked questions

How much does an EICR cost when buying?

Many domestic EICRs cost about GBP150-GBP400, depending on property size and circuit count.

Is an EICR required to buy a house?

Not always, but it is sensible where the survey flags electrical age, safety or missing certification.

Can I ask the seller to pay for an EICR?

You can ask, but buyers often commission it to control timing and independence.

Does an EICR include repair work?

Usually no. It identifies observations; remedial works are normally quoted separately.

How MyPropertyScan produces this guide, and what it is not

Published by MyPropertyScan and written by Ziad Nasr, who is accountable for its accuracy. No page here is written or reviewed by a chartered surveyor, conveyancer or regulated adviser, and we do not claim otherwise.

This page is not:

Chartered surveying — we do not inspect properties or produce RICS Home Survey reports
Legal advice — we do not act as conveyancers or advise on title, tenure or contracts
Mortgage or insurance advice — we are not regulated by the FCA and give no recommendations

Figures and process steps come from the published UK datasets and standards listed on this page, not from professional practice. Pages are updated when source coverage, survey cost assumptions, or lender and legal requirements materially change. Dataset limitations are set out on the methodology page.

Spotted something out of date or wrong? Email hello@mypropertyscan.com and we will correct it and change the update date.

Sources used

We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.

Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.

Professional standard: RICS Home Survey StandardRICS standard for condition-based residential surveys in the UK.
Learn more from: RICS consumer guide to surveysConsumer-facing guide to survey types and when each level is appropriate.
Official guidance: GOV.UK buying or selling your homeGovernment overview of the home buying and selling process.