After the survey
Survey found electrical issues: what to check before exchange
Most surveyors do not test electrics. They flag age, visible condition, missing certification or safety concerns, then recommend an EICR. The buying decision depends on whether the issue is routine upgrading, safety-critical work or a full rewire risk.
Last updated: 31 May 2026. Editorially reviewed: 31 May 2026.
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Red flags
- No earthing or bonding, unsafe exposed wiring or obvious overheating.
- Old rubber, fabric or aluminium wiring suspected.
- Consumer unit upgrade but no evidence of wider rewire.
- Lender or insurer asks for satisfactory electrical evidence before exchange.
Amber flags
- Older consumer unit with no recent EICR.
- Partial rewire history with unclear scope.
- DIY alterations, extension wiring or missing certificates.
Green signals
- Recent satisfactory EICR from a qualified electrician.
- Electrical Installation Certificate for recent rewire or major works.
- Only minor C3 observations or routine improvement recommendations.
Electrical finding triage
| Finding | Next step | Negotiation point |
|---|---|---|
| Old consumer unit | EICR. | Likely upgrade, not always full rewire. |
| No earthing/bonding | Urgent electrician check. | Safety issue; cost before exchange. |
| Partial rewire | Clarify scope with certificates. | Price remaining circuits. |
| Full rewire needed | Electrician quote plus making-good. | Material price reduction. |
What to do next
- Ask for the latest EICR, Electrical Installation Certificates and Part P/building-control evidence.
- Commission an EICR if the surveyor recommends one or paperwork is missing.
- Ask the electrician to separate urgent C1/C2 items from improvement C3 items.
- Price making-good if a rewire is likely; decoration cost can be significant.
- Send certificate gaps to your conveyancer before exchange.
Evidence to gather
- Satisfactory EICR and schedule of observations.
- Electrical Installation Certificate or Minor Works Certificates.
- Written quote for remedial works or full rewire.
- Seller evidence showing whether a consumer-unit replacement was part of a full rewire.
Related next steps
Frequently asked questions
Does a house survey test electrics?
No. It is usually a visual comment only. A qualified electrician carries out an EICR if testing is needed.
Should I ask the seller for an EICR?
Yes if the survey flags electrical age, missing certification or safety concerns. If none exists, decide who pays before exchange.
Can electrical issues stop a mortgage?
Severe safety or habitability concerns can affect lender appetite. Most routine electrical upgrades are handled through buyer budgeting or negotiation.
Is a new fuse board proof of a rewire?
No. A consumer-unit replacement can leave old circuits in place. Ask for certificates and EICR evidence.
Check the address before you decide
Use MyPropertyScan as a buyer-risk preview alongside your survey. It will not replace professional advice, but it can surface flood, subsidence, EPC, listed-status, building-age and local-area prompts before you spend more money.
Run the check
Run a property check before you commission a survey
Flood, subsidence, EPC, crime, schools, broadband and price data before you spend on the survey.
Run a free previewEditorial 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.