An Electrical and Gas Survey is an independent inspection of a property’s fixed electrical installation and gas appliances, carried out by our qualified engineers before you complete on a purchase. It produces two reports: an Electrical Installation Condition Report (EICR) covering wiring, consumer unit, sockets, earthing and circuit testing, and a Gas Safety Inspection covering the boiler, gas appliances, pipework and flues. A standard RICS Level 2 or Level 3 home survey only visually inspects these systems. An Electrical and Gas Survey actually tests them.
For most buyers of older properties, properties with visibly outdated services, or any property where the standard survey has flagged electrical or gas concerns, this is the inspection that protects you from inheriting expensive remedial work after completion.
At a glance
| Feature | Detail |
|---|---|
|
Inspection type |
Electrical Installation Condition Report (EICR) + Gas Safety Inspection
|
|
On-site time |
Typically 2 to 4 hours |
|
Standard scope |
Full EICR of the fixed electrical installation; gas safety inspection of all gas appliances in the property. Outbuildings, garages and annexes by separate arrangement. |
|
Carried out by |
In-house Gas Safe registered and qualified engineers |
|
Standards followed |
BS 7671 (18th Edition Wiring Regulations) and Gas Safe Register requirements |
|
Combines with |
RICS Level 2 home survey, Level 3 building survey |
|
Coverage |
Altrincham, Sale, Wythenshawe, Stockport, Wilmslow, and across the North West |
What's included in the Electrical Survey
The electrical side is a full Electrical Installation Condition Report (EICR), the same product landlords are legally required to provide for rental properties, applied to your pre-purchase decision.
Visual inspection
- Consumer unit (fuse board) condition, age, and protection arrangements
- Visible wiring, including ageing or non-compliant cable types
- Sockets, switches, and light fittings
- Earthing and bonding arrangements
- Smoke alarm and carbon monoxide alarm presence (where part of the fixed installation)
Electrical testing
- Insulation resistance testing on all accessible circuits
- Earth continuity testing
- Polarity checks
- Residual Current Device (RCD) testing
- Earth fault loop impedance testing
- Circuit-by-circuit assessment to BS 7671 (18th Edition Wiring Regulations)
Findings classification
- C1: Danger present. Immediate action required.
- C2: Potentially dangerous. Urgent remedial action required.
- C3: Improvement recommended. Not immediately unsafe but below current standards.
- FI: Further investigation required. Where the inspection cannot fully assess a specific element.
What's included in the Gas Survey
Our gas survey is a Gas Safe compliant safety inspection of every gas appliance in the property, carried out by our in-house Gas Safe registered engineer.
Visual and physical inspection
- Boiler external condition and installation
- Gas appliances (hob, oven, gas fire, range, and similar)
- Gas pipework, including the meter and regulator
- Flue and ventilation arrangements
- Carbon monoxide alarm presence and function
Gas safety
testing
- Tightness test of the gas installation
- Flue gas analysis (where applicable to the appliance)
- Combustion performance check
- Operational checks of safety devices
Findings
classification
- ID: Immediately Dangerous. The appliance or installation is unsafe to use.
- AR: At Risk. Use is permitted with caution, defects must be addressed.
- NCS: Not to Current Standards. Compliant when installed, but not to today's standard.
When do you need an Electrical and Gas Survey?
Based on what we see across the surveys we carry out, the Electrical and Gas Survey is most valuable in seven scenarios.
1. Older properties
Properties built before the 1980s often have electrical installations that no longer meet current standards. Cables, consumer units and earthing arrangements deteriorate, and previous owners’ DIY alterations are common. We see this regularly during our Level 3 inspections in the catchment, particularly in the Victorian and inter-war housing stock around Altrincham and the wider North West. A specialist inspection identifies what’s actually there, not just what’s visible.
2. Properties with visibly outdated services
Older fuse boards (rewireable fuses rather than circuit breakers), aged boilers, and obvious lack of RCD protection are clear flags during a Level 2 or Level 3 inspection. Where our structural surveyor can confirm “this looks old,” our engineers can tell you whether it’s actually unsafe and what it would cost to put right.
3. Properties where the RICS survey has flagged concerns
If our Level 2 or Level 3 survey has recommended further specialist investigation on the electrics or gas, this is the service we recommend next. Same team, same buying timeline, no new firm to brief.
4. Buy-to-let purchases
EICRs are legally required for rental properties under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. If you’re buying to let, you’ll need an EICR before your first tenants move in. Instructing us pre-purchase means you understand the property’s compliance position before you commit.
5. High-value purchases
The cost of the Electrical and Gas Survey is small relative to the property value, and to the cost of remediation on issues missed pre-completion. Re-wires alone can run £3,000 to £8,000+ on a typical three-bed property.
6. Properties with extensions or alterations
Where significant building work has been done (extensions, loft conversions, garage conversions), the electrical work may not have been certified or signed off correctly. We routinely find this when carrying out our pre-purchase inspections in older properties that have been modernised.
7. Properties with no recent gas safety record
If the seller can’t provide a recent Gas Safety Record (typically within the last 12 months), we’d strongly recommend a pre-purchase gas inspection to confirm whether the boiler and appliances are actually safe to use.
Understanding the EICR codes
A report with C1 or C2 codes is classed as unsatisfactory. The installation requires remediation. A report with only C3 codes is satisfactory but may include recommended improvements you can plan for.
| Code | Meaning | What it means for you |
|---|---|---|
|
C1 |
Danger present |
Immediate action required. The installation is unsafe. |
|
C2 |
Potentially dangerous |
Urgent remedial action required. The installation could become unsafe. |
|
C3 |
Improvement recommended |
Not immediately unsafe but below current standards. |
|
FI |
Further investigation required |
The inspection couldn’t fully assess this element. |
Understanding the gas safety classifications
Findings classified as ID or AR require remediation before the appliance is safe to use. NCS findings indicate the installation is operating safely but is older or installed to standards that have since been updated.
| Code | Meaning | What it means for you |
|---|---|---|
|
ID |
Immediately Dangerous |
The appliance or installation should not be used. |
|
AR |
At Risk |
Defects must be addressed before continued use. |
|
NCS |
Not to Current Standards |
Compliant when installed, but not to today’s standard. |
Our House Survey Options
Frequently Asked Questions
What's the difference between an Electrical and Gas Survey and a Level 2 home survey?
A RICS Level 2 home survey is a visual inspection of the whole property’s condition, including electrics and gas, but it does not test these systems. An Electrical and Gas Survey actually tests the electrical installation (full EICR) and the gas appliances (Gas Safe inspection). Both have their place: the RICS survey covers structure, damp, drainage, the building as a whole; the Electrical and Gas Survey covers the specialist testing the RICS survey explicitly excludes.
How long does an Electrical and Gas Survey take?
The inspection typically takes 2 to 4 hours on-site, depending on the size of the property and the number of gas appliances. The written reports follow shortly after, with the exact turnaround confirmed when you book.
How much does an Electrical and Gas Survey cost?
The Electrical and Gas Survey is available as an add-on to your Level 2 or Level 3 survey, with pricing shown on the quote page when you request a survey from us. Standalone inspection pricing is available on request.
Do I need an EICR before buying a house?
Not legally, unless you’re buying to let, in which case an EICR is required before tenants move in. For an owner-occupier purchase, it’s strongly recommended for older properties, properties with visibly outdated electrics, and any property where the structural survey has flagged concerns. The cost of the EICR is small relative to typical re-wire costs (£3,000 to £8,000+ on a three-bed home).
Is a gas safety survey legally required when buying a home?
Not when buying for owner-occupation. It is legally required for landlords before tenants occupy the property, with annual renewals thereafter. For owner-occupiers, a pre-purchase gas safety inspection is voluntary but strongly recommended where the property has gas appliances and no recent Gas Safety Record is available.
Can findings be used to negotiate the asking price?
Yes, and routinely. EICR and gas safety findings carry significant weight at renegotiation because they’re produced by qualified, regulated engineers and include cost estimates for remedial works. Buyers regularly recover the cost of the inspection many times over through price reductions agreed off the back of the report. See our guide on using survey findings to negotiate the asking price.
Will the inspection damage anything in the property?
No. The electrical testing is non-invasive (no walls opened, no floorboards lifted) and conducted to BS 7671 standards. The gas inspection is similarly non-invasive. The engineer will need access to the consumer unit, boiler, gas appliances and pipework, but won’t remove fittings or alter the installation.
How quickly can you carry out the inspection?
Standard availability is within 1 to 2 weeks of booking. Faster turnaround can sometimes be arranged where conveyancing timelines are tight; mention any deadlines when you enquire.
How it works
1. Get a quote
Online or by phone. We confirm scope and timing.
2. Book
Choose the standalone Electrical and Gas Survey, or combine it with a Level 2 or Level 3 survey from us.
3. Access
We arrange access with the seller or estate agent. When we’re doing both surveys, we align everything to a single visit window where possible.
4. Inspection
Our in-house engineers carry out the EICR and gas safety inspection, typically taking 2 to 4 hours on-site.
5. Reporting
We deliver both reports promptly, with photographic evidence and remedial quotations where required. Our team will confirm your turnaround at the quoting stage.
6. Commentary
When we’re carrying out both the Level 2 or Level 3 and the Electrical and Gas Survey, our surveyor wraps the engineers’ findings into the broader survey report. You get one coherent picture, not two separate documents arriving on different days.