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1) Electrical Home Inspection Survey For House Safety

What is an ELECTRICAL HOMEBUYER SURVEY exactly? There are many different terms used to describe this process so we will use the correct terms here for clarity. 

2) Periodic Electrical Inspection

This is the process that is known as any of the following:

• Home buyers electrical survey
• Electrical Inspection
• Electrical Safety Check
• Landlords Electrical Check
• Electrical Safety Inspection

The correct term is Periodic Electrical Inspection. This is the process where an electrician will attend to carry out a thorough inspection of the electrical system including checking the fuse box/consumer unit, the wiring, the electrical plug sockets, the light switches and carry out in-depth testing and inspection of the electrical circuits and wiring. 

In older homes, the process can often unearth many electrical issues that were not detected by the fuse box or consumer unit and that will need remedial works carrying out in order to put the home’s electrical system into a safe state. 

The Periodic Electrical Inspection will produce a document known as an Electrical Installation Condition Report.

3) Electrical Installation Condition Report (EICR)

This document is also known by many different terms such as:

• EICR
• Electrical Report
• Electrical Safety Report
• Safety Report
• Electrical Safety Certificate

The report that is produced is typically 5-8 pages in length and contains information about the electrical wiring, the visual inspection that is carried out, the compliance of the wiring system with modern safety standards and any other electrical problems that have been noted by the electrician.

The EICR is not a CERTIFICATE, it is a REPORT. It does not state a PASS or FAIL but rather SATISFACTORY or UNSATISFACTORY as an outcome. 

4) What issues can be found on a survey?

When conducting an ELECTRICAL HOMEBUYER SURVEY (Periodic Inspection), there are many issues that can be uncovered. Some electrical problems may not be to the current standard or current regulations whereas others may be a serious fire hazard or electrocution hazards. 

The report will state a number of observations found by the inspector. These observations will have a classification code applied to them as follows:

• C1 – Immediate Danger, urgent remedial action required
• C2 – Potentially Dangerous, carry out remedial action without delay
• C3 – Improvement Recommended
• FI – Further Investigation. Where the inspector suspects that a situation may lead to the discovery of a C2 or C1 classification code.
• NOTE: A situation not attracting a code but the inspector wants to bring it to your attention.

5) What kinds of issues attract what codes?

There are almost an endless list of observations and codes that are attracted to them. Each inspector will use their own judgement to determine which code they think fits best given any other circumstances. 

As an example:

C1 – Consumer Unit has openings through which a finger can be inserted and touch live parts. Cables insulation is damaged to the extent that bare copper is on show.

C2 – No RCD (Electric Shock Protection) where one is required. Thermal damage to the consumer unit, plug socket or other electrical accessories. Lack of Main Equipotential Bonding 

C3 – Consumer unit has poor access such as a tight cupboard, no sleeving to earthing, loose light switch where no access to live parts is possible. No surge protection.

FI – High Resistance on a circuit where the inspector expects it is due to loose wiring. 

NOTE – Out of date smoke alarms

6) Is a Standard Home Survey acceptable?

When purchasing a new home (just built) there are often many guarantees in place and an electrical inspection is not normally necessary as the electrical panel / fuse board / consumer unit and wiring are all brand new and should come with an Electrical Installation Certificate. 

When purchasing older houses, there may not have been an inspection carried out recently so there could be hidden dangers, faulty wiring, or potential hazards. It is not a legal requirement to have a Periodic Electrical Inspection carried out but it is becoming more common for solicitors to request one during the purchase or selling process.

A standard home survey does not typically cover the electrical system in any detail. The homebuyer report will usually not state the condition of the wiring or consumer unit in any detail. 

7) Home Insurance

You should always check with any potential home insurer whether you are covered for your electrical system. 

Where you have rubber cabling, aluminium wiring or other out of date cabling in the home, an insurer may refuse to pay out due to the age of the system. Looking after your electrical system by having regular inspections and repairs carried out is a great way to demonstrate that you are undertaking maintenance. 

8) Are electrical repairs costly?

Where you have had a thorough electrical inspection caried out by a professional electrician, they will often issue you with a quote for repair works upon request. Even minor electrical repairs can be costly. 

Typical examples of repair costs in (2024) are as follows:

Replacing out of date RCD devices in a dual consumer unit incl. testing and certification: £200

Finding an electrical fault that is NOT buried: £150

Finding and repairing a buried damaged electrical cable / wiring junction £250

Rewiring the property inc. certification: £4000-£9000

New Consumer Unit inc. certification: £650-£1100

Replacing a failed bathroom fan: £160

Repairing a consumer unit: £100-£350

Replacing circuit breakers inc. certification: £100- 150

9) Summary

For your peace of mind, it’s a good idea to have an ELECTRICAL HOMEBUYER SURVEY carried out prior to committing to the purchase of an older home. Potential problems can be rectified and the risk of electrical fires can be reduced once a qualified electrician has inspected and rectified the electrical system. 

A general homebuyers survey is also a good investment to alert you to any structural or other defects with the property. 

If you require a comprehensive electrical inspection then please get in touch, we are also able to recommend other trades including home surveyors should you need them.