Buying a house is one of the biggest financial decisions you will ever make. You have had the survey done, the searches are clear, and the keys are finally in your hand. But there is one thing most buyers overlook entirely — the electrics.

A standard homebuyer's survey will flag structural issues, damp, and roof problems. What it rarely covers in detail is the electrical installation. And yet outdated wiring, an ageing consumer unit, or a failed EICR can cost thousands to put right — money you had not budgeted for.

This guide covers everything you need to know about electrical safety when buying a house in London.

What Is an EICR and Do You Need One?

An Electrical Installation Condition Report (EICR) is a formal inspection of a property's electrical installation carried out by a qualified electrician. It assesses the condition of the wiring, consumer unit, sockets, switches, and earthing arrangements against the current wiring regulations (BS 7671).

Is an EICR a legal requirement for buyers?

No — it is not a legal requirement for homebuyers. However, it is now a legal requirement for landlords in England (every five years or at change of tenancy), and many mortgage lenders and home insurers are beginning to ask for one.

More importantly, it gives you certainty. Without an EICR, you are moving into a property with no independent assessment of whether the electrics are safe.

What does an EICR check?

• The condition of the consumer unit (fuse board)
• Earthing and bonding arrangements
• The condition of wiring throughout the property
• Whether the installation meets current safety standards
• Any damage, deterioration, or defects

Findings are categorised as C1 (danger present — immediate action required), C2 (potentially dangerous), C3 (improvement recommended), or FI (further investigation needed).

A C1 or C2 finding means the installation is unsafe and remedial work is required before the property should be occupied.

How Old Is the Consumer Unit?

The consumer unit — also known as the fuse board or distribution board — is the heart of your home's electrical system. It houses the circuit breakers or fuses that protect each circuit in the property.

Signs your consumer unit may need replacing:

• It uses rewirable fuses (ceramic fuse holders with wire) rather than modern circuit breakers
• It has no RCD (Residual Current Device) protection — a safety device that cuts power in milliseconds if a fault is detected
• It is a split-load board without full RCD coverage
• It is more than 15–20 years old
• The casing is discoloured, cracked, or shows signs of heat damage

A modern consumer unit with full RCD protection is a requirement under the current 18th Edition wiring regulations. If the property you are buying has an old-style board, budget for an upgrade — typically £400–£700 for a standard London home.

Signs You May Need a Full Rewire

A full rewire is a significant undertaking, but in some properties it is unavoidable. Here are the warning signs to look for during your viewing or after you move in.

Old wiring types:

• Rubber-insulated cables — the rubber degrades over time, becoming brittle and cracking. Common in properties built before the 1960s.
• Fabric-covered cables — often found in properties from the 1950s and earlier. The fabric sheathing offers no meaningful insulation.
• Aluminium wiring — used in some properties during the 1960s and 1970s. Aluminium expands and contracts differently to copper, which can loosen connections over time.

Other warning signs:

• Round-pin sockets (pre-1947 standard)
• Sockets and switches with no earth terminal
• A lack of sockets throughout the property (a sign of very old wiring)
• Lights that flicker or trip frequently
• A burning smell near sockets or switches

If the property has any of these features, a rewire assessment is essential before you move in. A full rewire for a typical 3-bedroom London house costs £3,000–£6,000 depending on the size and complexity of the job.

What to Ask the Seller or Estate Agent

Before you exchange contracts, ask the following:

1. Is there an existing EICR for the property? If so, ask for a copy. Check the date — EICRs are valid for up to 10 years for owner-occupied properties, but the condition of the installation matters more than the age of the certificate.

2. When was the consumer unit last replaced? A modern unit with RCD protection is a good sign. An old rewirable fuse board is a red flag.

3. Has any electrical work been carried out? If so, ask for the Part P Building Regulations certificate. Any notifiable electrical work (new circuits, consumer unit changes, work in kitchens and bathrooms) must be certified.

4. Are there any known electrical faults? Sellers are legally required to disclose known defects. If they are aware of electrical problems and do not disclose them, you may have recourse after completion.

What Happens During an Electrical Inspection?

When you book an EICR with Olectrics, here is what to expect:

Before the inspection: We will ask you to ensure access to all rooms, the consumer unit, and any outbuildings. We will need the power on throughout.

During the inspection: Our NICEIC-approved electrician will carry out a series of visual checks and electrical tests. This includes checking the consumer unit, testing circuits for continuity and insulation resistance, verifying earthing and bonding, and inspecting accessible wiring.

After the inspection: We will issue your EICR certificate on the same day, along with a clear explanation of any findings. If remedial work is required, we will provide a fixed-price quote with no obligation.

For a typical 3-bedroom London home, the inspection takes 3–4 hours.

How Much Does an EICR Cost in London?

EICR prices in London vary depending on the size of the property and the number of circuits. As a guide:

• 1–2 bedroom flat: £150–£200
• 3-bedroom house: £200–£280
• 4–5 bedroom house: £280–£400

Be wary of very cheap EICR offers — a thorough inspection takes time, and a rushed certificate is not worth the paper it is printed on. Olectrics provides a full, detailed EICR with same-day certification.

Book Your New Home Electrical Check

Moving into a new home is exciting. Do not let an electrical problem turn that excitement into an expensive headache.

Olectrics Ltd are NICEIC-approved electricians covering all 24 London boroughs. We carry out EICRs, consumer unit upgrades, and full rewire assessments — with honest pricing, no upselling, and same-day certificates.

Book your free new home electrical quote today and move in with complete peace of mind.

Call Danny directly on 07946 436585 — we can usually book within 48 hours.