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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- 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?
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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.
Editorial review
Editorial owner: BiteRight Ltd, operator of MyPropertyScan. We review buyer guides against UK public property datasets, RICS survey wording, lender requirements, and common buyer questions.
Pages are updated when source coverage, property-risk guidance, survey cost assumptions, or product checks materially change. Methodology and dataset limitations are explained on the MyPropertyScan methodology page.
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.