RICS Homebuyer surveys (Level 2) and Building Surveys (Level 3) do not include detailed electrical testing. The surveyor notes obvious visible defects — burnt sockets, outdated boards, missing earth bonding — but does not open the consumer unit, test RCD trip times, measure insulation resistance or inspect concealed work. A separate EICR is the only way to see whether the installation actually meets BS 7671:2018 + A4:2026. Per 2025 RICS commentary, 2-4% of London buyers now commission their own pre-exchange EICR — and the figure is rising as Type A RCD non-compliance becomes commonplace.
Electrician London performs pre-purchase EICRs with conveyancer-format reporting — full BS 7671 schedule of inspections, photo evidence per finding, and a separate remediation-cost summary you can use to negotiate a price reduction or seller-side fix before exchange. We also offer same-day fast-track where the exchange clock is already running. A growing minority of mortgage lenders are now requesting a current EICR at underwriting stage — having one in hand pre-application removes the risk of a last-minute delay.
Why Electrician London
Pre-exchange NICEIC EICR
Full BS 7671:2018 + A4:2026 inspection completed before exchange of contracts — findings still actionable as a negotiation lever.
Conveyancer-format report
Report formatted to attach cleanly to your conveyancer's TA6 / TA13 pack, with cover certificate, schedule of inspections and cost-coded remediation summary.
Negotiation leverage on findings
C1 (danger) and C2 (potentially dangerous) findings are negotiating points — price reduction, seller-side remediation, or conditional contract. Our reports itemise each finding with indicative remediation cost.
Mortgage application ready
A growing minority of lenders request current EICRs at underwriting. Having one before you apply removes a late-stage delay risk.
Pre-purchase EICR pricing
Same-day fast-track adds £35 — useful when the exchange clock is already running.
1-2 bed flat pre-purchase EICR
Full BS 7671 inspection, conveyancer-format PDF
£89.99
3-4 bed terrace / semi
Standard single-board property
£99.99
5+ bed / multi-board
Larger properties or multiple consumer units
£129
Same-day fast-track (pre-exchange)
Surcharge — useful when the exchange clock is running
+£35
Sub-circuit thermal survey add-on
Thermal imaging across the consumer unit and high-load circuits
£150
What's covered in a pre-purchase EICR
- Full BS 7671:2018 + A4:2026 schedule of inspections
- Type A RCD compliance check across the consumer unit
- Smoke alarm interconnect and Part B compliance check
- Conveyancer-format PDF report with cover certificate
- Photo evidence per coded finding
- Itemised remediation cost summary
- 5-year valid report on satisfactory result
- Lender-ready PDF for mortgage application
- Sharable with seller for price negotiation
- Free retest after seller remediation if completed within 90 days
Frequently asked questions
Should I do this before or after exchange?
Before. After exchange the price is locked and you cannot easily walk away — the EICR becomes informational only. Pre-exchange a C1 or C2 finding gives you real leverage: price reduction, seller-funded remediation, or conditional contract. Where exchange is imminent we offer same-day fast-track.
Who pays — buyer or seller?
Pre-purchase EICRs are buyer-commissioned and buyer-paid — that's what makes them independent. If the EICR reveals significant issues you can negotiate the cost back from the seller, or request seller-side remediation. Some sellers commission their own EICR up front (see our /eicr-before-selling-house-london page) but buyers are increasingly preferring to commission their own for independence.
What should I do with C1 / C2 findings?
C1 (danger present) and C2 (potentially dangerous) require remediation before the installation is "satisfactory". Your options pre-exchange: (1) ask seller to fix at their cost before exchange (most common); (2) negotiate a price reduction matching our remediation estimate; (3) walk away if findings are severe and seller refuses. Our report itemises the remediation cost per finding to support the negotiation.
Will my conveyancer accept this report?
Yes — our reports are formatted to attach cleanly to the TA6 / TA13 pre-exchange pack. We include the cover certificate, full schedule of inspections, photo evidence and cost-coded remediation summary. Most London conveyancers we work with explicitly request the NICEIC PDF format.
What about mortgage lender requirements?
Most high-street lenders do not require an EICR at underwriting, but a growing minority do — particularly for older properties (pre-1990 wiring) or where the valuer flags electrical concerns. Having a current EICR before you apply removes that potential last-minute delay.
What if the seller refuses access?
This happens. Sellers occasionally refuse pre-exchange EICRs because they fear what we will find. Where the property is vacant and held by the agent, we can usually arrange access via the agent without seller permission. Where access is refused, your conveyancer can flag it in the buyer's enquiries as a risk factor.
Do you retest after seller remediation?
Yes — if the seller commissions remediation following our findings, we offer a free re-inspection of the affected circuits within 90 days of the original EICR. You get an updated certificate showing the issues resolved.
How is this different from a RICS Homebuyer Report?
A RICS Level 2 surveyor looks at visible defects — they will note an old fuse board or a burnt socket but they do not open the consumer unit, test RCDs, measure insulation resistance or inspect concealed work. An EICR is a calibrated test of the installation itself. The two reports are complementary, not duplicate.
Related services
NICEIC engineers, same-day across London.
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Call 020 3633 5557