Rewiring a House in the UK: Costs, Timescales and When an EICR Forces It

2026-11-14

Nobody chooses a property because of its wiring. But on an older house, the electrics can decide the renovation order, the budget and — for a landlord — whether the property can legally be let at all.

This guide covers what a rewire costs, how long it takes, how to spot a property that needs one, and how the landlord electrical safety rules turn an inspection into a deadline.

What a Full Rewire Costs in 2026

Prices vary by region, access and how much of the old installation can stay, but typical ranges for a full rewire are:

What's usually included: new cables to every circuit, a new consumer unit with RCD protection, new sockets, switches and light fittings (standard white), smoke and heat alarms wired in, testing and an Electrical Installation Certificate.

What usually isn't: replastering, making good and redecorating afterwards. Budget £1,500 – £3,500 extra for plastering and decoration on a typical house — the electrician chases cables into walls and lifts floorboards, and someone has to put it all back.

[!tip] Rewire empty, before anything else A rewire in an occupied, decorated house costs more and takes longer. Do it first, while the property is empty and before plastering, kitchen and bathroom work — the cables need to be in before the walls are finished. A rewire after a new kitchen means taking the new kitchen apart.

Partial Work Instead of a Full Rewire

Not every old installation needs replacing in full. Common smaller jobs:

• Consumer unit replacement: £450 – £900. Old fuse boxes and plastic units are often the main problem, and replacing them adds RCD protection to the whole house
• Additional sockets or circuits: £150 – £400 each
• Bringing earthing and bonding up to standard: £200 – £500

An electrician's inspection will tell you which of these is enough.

Signs a Property Needs Rewiring

On a viewing, look for:

• Rubber, fabric or lead-sheathed cables — typical of wiring from before the 1960s and long past its life
• An old fuse box with rewireable fuses rather than a modern consumer unit with circuit breakers
• No RCD protection — no test button on the consumer unit
• Round-pin sockets or sockets on skirting boards — usually a sign of very old wiring
• Too few sockets and extension leads everywhere
• Scorch marks, warm sockets or buzzing switches

Black and red cable colours (used until 2004) aren't a problem on their own — plenty of installations from that era are perfectly safe. Age matters less than condition, which only testing reveals.

If you're buying an older property, ask for an EICR before you commit or include an electrical test in your survey. Knowing the property needs a £6,000 rewire is a negotiating point; finding out after completion is a cost.

What the Rules Require From Landlords

In England, private landlords must have the electrical installation inspected and tested by a qualified person at least every five years, and give a copy of the report — the Electrical Installation Condition Report (EICR) — to the tenant.

The report classifies each issue:

Any C1, C2 or FI makes the report unsatisfactory. You then have 28 days (or less, if the report says so) to complete the remedial work and get written confirmation from an electrician that it's done.

Local councils can impose penalties of up to £30,000 for breaches, so an unsatisfactory EICR is a hard deadline — not a recommendation.

[!warning] An unsatisfactory report can mean a rewire If an EICR lists C2s across most circuits on an old installation, the most cost-effective fix is often a full rewire rather than patching each fault. Get a quote for both before you decide — and remember the 28-day clock.

Certificates and Building Regulations

A rewire is notifiable work under Part P of the Building Regulations. Use an electrician registered with a competent person scheme (such as NICEIC or NAPIT) — they self-certify the work with building control and issue:

• An Electrical Installation Certificate (EIC) for the new installation
• A Building Regulations compliance certificate

Keep both. A new installation with an EIC typically means your next EICR isn't due for five years, and buyers' solicitors will ask for the certificates when you sell.

Putting the Rewire in Your Renovation Spec

On any property built before the 1980s, assume a rewire until an inspection proves otherwise. In your spec, sequence it like this:

1. Strip out — remove old kitchen, bathroom and floor coverings
2. First fix electrics — cables in walls and floors, back boxes fitted
3. First fix plumbing and heating at the same time
4. Plastering
5. Kitchen and bathroom installation
6. Second fix electrics — sockets, switches, lights, consumer unit connected and tested
7. Decoration and flooring

Build the rewire into a room-by-room plan with the making-good costs alongside:

:::tool renovation-spec Plan Your Renovation Room by Room :::

For the full picture of renovation costs, see House Renovation Costs UK 2026.

Summary

• A full rewire costs roughly £4,000 – £6,000 for a two-bed terrace and £5,000 – £8,000 for a three-bed semi, before replastering and decoration
• Rewire first, while the property is empty — before plastering, kitchens and bathrooms
• Old cable types, fuse boxes and missing RCDs are warning signs; only testing confirms condition
• Landlords need an EICR every five years; any C1, C2 or FI must be fixed within 28 days
• Use a registered electrician and keep the EIC and Building Regulations certificate

A rewire never shows in the listing photos, but it's one of the few renovation costs that protects the tenant, the property and the landlord at the same time.

Costs are typical 2026 ranges for guidance only. Always get at least two quotes from registered electricians for your specific property.