Electrical Checks Before Buying a Home in Clapham

A house survey covers the structure, but electrical installations are specialist territory. In older Clapham properties particularly, the electrical system can be in very poor condition — and the cost to fix it can be substantial. Here's what to check before you exchange.

Why the Standard Survey Isn't Enough

A RICS Level 2 or Level 3 building survey will note obvious visible defects, but the surveyor will not carry out electrical inspections from a qualified electrician.

Visual Signs to Look for Before You Book

When viewing a property, look for:

• Old-style round-pin sockets or Bakelite switches — indicates original wiring
• A fuse board with ceramic fuses rather than MCBs and RCDs
• Fabric or rubber-covered cables visible at the fuse board or in the loft
• Scorch marks or discolouration around sockets or switches
• Lighting points with no earth connection (common in older properties)
• Extension leads used as permanent wiring rather than plug-in accessories

Getting an EICR Before Exchange

Commissioning an EICR before you exchange gives you:

• A full picture of the electrical condition — not just the visible parts
• A costed list of any remedial works required
• Grounds to negotiate on price if significant work is needed
• Peace of mind that you won't face an unexpected rewire cost after moving in

If the property is already in a rental chain and has a recent satisfactory EICR, you can ask to see it — but check the date and whether any FI observations were followed up.

What Electrical Problems Cost to Fix

Putting these into context:

• Consumer unit replacement: £350–£650
• Main earth bonding: £150–£250
• Partial rewire: £1,000–£3,000
• Full rewire of a 2-bedroom flat: £2,500–£4,000
• Full rewire of a 3-4 bedroom house: £4,000–£7,000

Knowing these costs before you exchange means you can make an informed decision — and negotiate accordingly.

Booking a Pre-Purchase EICR in Clapham

We carry out electrical inspectionss across Clapham and South West London, often within 48 hours. We provide a full report you can share with your solicitor and estate agent. Message us on WhatsApp with the property address and we'll confirm availability and pricing.