What a surveyor checks on electrics and gas (and when you need a specialist)

A house surveyor carries out a visual check of the electrics, gas, heating and hot water. They look at the consumer unit, visible wiring, sockets, meters, boiler, flues and pipework, and report signs of age, damage or unsafe installation. They do not test these services, so if the survey flags concerns, or the installation is old or undocumented, you need a qualified electrician and a Gas Safe registered engineer to test them.

Key points

• Surveyors inspect services visually and do not carry out electrical or gas tests.
• An Electrical Installation Condition Report (EICR) is the proper test for electrics.
• A Gas Safe registered engineer should check the boiler and gas appliances.
• A condition rating 3 on services often means "get it tested", not "it is dangerous".
• Ask for certificates and service records through your conveyancer.

What does a surveyor check on the electrics?

Under the RICS Home Survey Standard, surveyors inspect what is visible and accessible without lifting floorboards or removing fittings. In a Level 2 Home Survey or Level 3 Building Survey, they typically look at:

• The consumer unit (fuse box) - its age and type, whether it has residual current device (RCD) protection, and whether it is the old rewireable fuse type.
• Visible wiring - for example old rubber or fabric-insulated cable, which suggests very old wiring, and the condition of cables in the loft.
• Sockets, switches and light fittings - damage, scorching or loose fittings.
• Earthing and bonding - visible earthing to the main water and gas pipes.
• DIY work - extra sockets, trailing cables and amateur alterations.
• Outdoor electrics - supplies to garages, sheds and garden lighting.

The surveyor will also ask whether there is evidence of recent testing. Where they cannot see any, they will usually recommend that the installation is tested.

Why do surveyors so often recommend an electrical test?

Electrical faults can cause fires and electric shocks, and most of the risk is hidden inside walls and under floors. Because surveyors cannot test, they take a cautious approach. If the installation looks old, shows signs of DIY, or there is no recent certificate, the report will typically recommend an EICR and may give a condition rating 3. That rating reflects the safety risk of not knowing, rather than confirmed danger. Our guide on how to read your survey report explains condition ratings in more detail.

What is an EICR?

An Electrical Installation Condition Report is a periodic inspection and test of the electrical installation by a qualified electrician, ideally one registered with a scheme such as NICEIC or NAPIT. The electrician tests the circuits, checks protective devices and earthing, and records any observations using codes:

• C1 - danger present, immediate action needed.
• C2 - potentially dangerous, urgent remedial action needed.
• C3 - improvement recommended.
• FI - further investigation needed.

An EICR is generally recommended for owner-occupied homes every 10 years, and on change of occupancy. Private landlords in England have been required to have the electrics inspected and tested at least every five years since 2020. If you are buying to let, check the current rules for England or Wales.

When do you need a full rewire?

Signs that a property may need rewiring include very old cabling, a rewireable fuse board with no RCD protection, few sockets, and lots of extension leads. A full rewire is disruptive and typically costs several thousand pounds depending on the size of the house, and it involves lifting floors and chasing walls, which means redecorating. If an EICR suggests a rewire, get quotes before exchange and factor them into your negotiation.

What does a surveyor check on gas and heating?

For gas, heating and hot water, the surveyor will normally look at:

• The boiler - type, approximate age, location, and visible condition.
• The flue - whether it terminates safely, away from windows, doors and boundaries, and whether there are signs of staining or damage.
• Ventilation for appliances that need it.
• Visible pipework and the gas meter.
• Radiators and controls, including whether there are thermostatic valves and a programmer.
• Hot water cylinders and tanks in older systems.
• Gas fires and evidence of blocked or unused flues.

Again, they do not test the system. They will note whether there are service records and recommend a check by a Gas Safe registered engineer if there is no evidence of recent servicing.

What should a Gas Safe engineer check?

Ask a Gas Safe registered engineer to:

• Service and safety check the boiler, including the flue.
• Check any gas fires, hobs and other gas appliances.
• Carry out a tightness test on the gas installation.
• Give a view on the boiler's remaining life and efficiency.

Boilers often last 10 to 15 years, and replacement can cost a few thousand pounds, so knowing the boiler's age and condition matters for budgeting. Carbon monoxide alarms should be fitted in rooms with fuel-burning appliances.

What paperwork should you ask for?

Through your conveyancer, ask the seller for:

• Any recent EICR.
• Electrical Installation Certificates for rewiring or new circuits, and Building Regulations compliance for notifiable work (in England and Wales, much electrical work has been covered by Part P since 2005).
• Boiler installation certificate and Building Regulations notification.
• Annual boiler service records.
• Guarantees for the boiler or heating system.

Missing paperwork does not mean the work was unsafe, but it does mean you have less evidence that it was done properly.

Should you be at the tests?

It helps. If you can arrange for the electrician or gas engineer to visit before exchange, ask the agent to arrange access and be there to ask questions. See our guide to questions to ask your surveyor for a similar approach with your surveyor.

Electrics and gas in older homes

Victorian and Edwardian homes, and houses that have not been updated in decades, are more likely to have ageing electrics, older boilers, back boilers or redundant gas pipes. If you are buying a period home, read our Victorian and period homes survey guide and consider a Level 3 survey.

If you want an independent surveyor to look over the whole property, including services, get a fixed-price survey booked and we will arrange access with the estate agent.

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