Survey finding
No earthing or bonding: what UK buyers should do
Missing earthing and bonding are among the most serious electrical findings on a survey. This page covers what BS 7671 and EICRs require, and how lenders treat the finding.
Last updated: 6 May 2026. Editorially reviewed: 20 May 2026.
Finding
No earthing or bonding
What this usually means
Earthing and bonding are the safety systems that protect users from electric shock. Main earthing connects the consumer unit to the supply earth; supplementary equipotential bonding connects metallic services (gas, water, oil) so they cannot become live. Missing or inadequate earthing is a Code C1 (immediate danger) or C2 (potentially dangerous) finding under BS 7671 / IET Wiring Regulations.
Why it matters
Missing earthing is one of the most serious electrical findings, it makes the property unsafe to occupy until rectified. Lenders typically require an EICR (Electrical Installation Condition Report) and remediation before drawdown. Most missing-earthing findings are remediable in a single day's electrical work.
Ask your surveyor
- Check:Did you observe the consumer unit and is main earthing in place?
- Check:Is supplementary bonding present at gas, water, and oil entry points?
Ask the seller
- Check:When was the property last inspected (EICR), and is the certificate available?
- Check:Has any rewiring or electrical work been carried out, and by whom?
Next steps
- •Get two written quotes from local trades before negotiating with the seller.
- •Speak to your mortgage broker before exchanging if the finding affects mortgageability.
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What you need to know
Severity
Serious. Lender and insurer involvement likely; structural or specialist remediation.
Typical cost to fix
EICR: £150–£400. Main earthing rectification: £200–£600. Equipotential bonding install: £300–£800. Full rewire if other faults exist: £3,500–£8,000+.
Mortgage impact
Most mainstream lenders require remediation of C1 findings before drawdown. C2 findings may trigger a retention until rectified.
Insurance impact
Insurers may decline cover for properties with documented C1 electrical findings.
When to pull out
Pull out only if remediation cost is high (i.e. the earthing issue is part of a wider electrical rewire need), and the seller refuses to engage.
When to renegotiate, and by how much
Get an EICR and an electrician's quote for full rectification. Negotiate on quote plus 10% buffer.
Thinking of pulling out or renegotiating? What to do after a bad survey
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Electrical issues , often sits near no earthing or bonding on a survey and is the next thing to check.
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.