Are old electrics a problem?
If you are buying a property, reviewing the quality of the electrics is crucial. In this blog, we will break down how our surveyors inspect electrics, common issues we see in our inspections, as well as the pros and cons of buying a house with old electrics and the associated repair costs.
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Electrical installations in older properties
According to Valuation Office Agency data (2021) homes in England were most commonly built between 1930 and 1982 (46%). 15% of homes were built before 1900. That means there are a lot of homes with old electrics that wasn’t intended for the demands of modern use and overloaded circuits can increase the fire risk (as can widespread use of extension leads and adapter plugs).
Over the years, electrical regulations have been constantly revised to improve safety, but they are not retrospective which means that a lot of older installations don’t meet the current standard. A recent example is that before 2015, distribution panels beneath stairs could be plastic-cased. Since then though, new and replacement installations must have a metal casing to the distribution panel (sometimes called consumer unit or fusebox) if it is under the stairs.
Old electrics are not necessarily bad, but if you are buying a property it is crucial you consider the quality of the electrics.
50-year-old fuse panel: Red wires for live indicate pre-1975
How does a surveyor check electrics?
We cannot underestimate the value of having a professionally qualified electrician testing the electrics. We always recommend a specialist survey by an electrician. However, we can review electrics visually, looking at the general condition of the fuse box, light fittings, sockets and switches for obvious signs of age or damage. Whilst we are highly qualified as Chartered Surveyors, we are not qualified to survey electrics.
What are common problems with electrics?
Common problems with electrics include:
- Outdated consumer unit (or fuse box) – all new domestic installations must have units with non-combustible enclosures (like metal) to contain fires. They should also be easily accessible.
- Flickering lights – caused by loose wiring or an overloaded circuit
- Overloaded circuits which can cause frequent tripped circuit breakers, appliance damage, and potentially dangerous electrical fires due to overheating wires
- Multiple extension leads – especially where they are ‘daisychained’ (multiple extension leads connected to each other)
- DIY alterations – such as spurred sockets
- Scorched sockets
- Bathroom light fittings not rated for moist environments
- Crackling switches – the crackling is caused by electrical arching where electricity jumps a gap due to a faulty or loose connection. It’s a sign that the switch or wiring may need to be inspected and likely replaced. This will happen if there are loose wires, worn-out contacts, excessive load on the switch, corrosion, or poor installation.
- Disused sockets that appear dead, but are still live – and therefore potentially dangerous.
Any electrical issues in a property should flag up potential safety risks. If you suspect any problems, having a professional assessment is vital.
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Should I buy a house with electrical problems?
There’s no reason not to buy a house with electrical problems if they can be resolved and you have the funds available to do any work required. However, make sure you are aware of the full cost and safety implications and you take the services of a reputable, professionally qualified and certified electrician.
Consider also that a full rewire is very invasive and affects every room in the house; floors need to be lifted and walls may need to be chased for cables. So it’s not just the costs of the electrician you need to budget for, but you will almost certainly need builders, floor fitters and redecoration on completion.
This could mean too that you might not be able to move into the house until remedial work is completed. Not only will you need to factor in renovation costs, you might also need to consider the costs of alternative accommodation until your new home is safe to live in.
There will likely be a high level of project planning that will need to be undertaken to get the logistics right, never mind any other work that might need to be done. You will also have to coordinate all of this with the exchange date and moving firms.
Can I have a single defect report on my house’s old electrics?
‘Does my house need a rewire?’ If you have asked yourself this question, you are probably having problems with your lighting or fuses going and it may have been suggested to you by an electrician. Or you might just want to do a big renovation, moving the lighting or sockets around. A competent surveyor will be able to draw some conclusions from a visual inspection as to the overall condition of the installation. However, you will only know what exactly is needed after a proper test (EICR Electrical Installation Condition report) by a qualified electrician.
An EICR will identify defects and rate them CR1, CR2 or CR3, depending on severity and make recommendations.
- EICR C1 is the most serious code, indicating that your faulty electrics are dangerous and could cause serious harm or electrical fire. Your electrician will often take immediate action to make it safe, but further action may be required to resolve the problems found.
- An EICR C2 rating indicates there is potential danger from the electrics that if left as they are could pose a direct risk to your home or its occupants.Any electrics that receive this rating should be fixed urgently, although you can continue to use them in the meantime.
- EICR C3 faults highlight areas where improvements could be made to enhance safety and compliance, although they do not mean there is immediate risk of danger. You should always take action on these faults as it can save costs and reduce the risk in the future.
How much does it cost to rewire a house?
The cost to rewire a semi detached three bed house is unlikely to be less than £6k depending on whether you replace the fittings and their quality. There will also be decorating and other costs to consider. A smaller house will be slightly less expensive, and of course a bigger house will be more. If you are negotiating the purchase price because of faulty or outdated electrics, our advice is not to underestimate the final bill!
If there is other invasive work to be done, such as plumbing work, it would make sense to do this at the same time.
Get a quote for a RICS building survey
Having a building survey conducted by Collier Stevens means you will know what to expect when it comes to renovation work for your new home – and importantly, that your home is safe. If you would like a RICS building survey in London or Kent, get in touch with us for a free, no obligation quote.
Spending a relatively small amount on a survey now, to assess any full damage and remediation requirements will be better than what could become increasingly expensive or dangerous the longer you wait.
Steven Way
Steven Way BSc MIHEEM MFPWS MRICS is the Practice Principal and is a Chartered Building Surveyor. With over 35 years as a practicing surveyor, Steve has a wealth of experience and expertise in both residential and commercial building surveying, party wall advice and disabled access auditing. He has also built his reputation as an expert witness.