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What Does a Surveyor Look For When Conducting an Electrical Check as Part of a Level 3 Survey?
Wednesday 4th September 2024
A RICS (Royal Institution of Chartered Surveyors) surveyor typically assesses various aspects of a domestic property's condition during a Level 3 Building Survey, including the electrical installations. While they are not electricians and do not perform detailed electrical inspections, they are trained to identify potential issues and may recommend further investigation by a qualified electrician. Here's what they typically check and report on regarding electrical installations:
1. Visual Inspection of the Electrical System
• Consumer Unit (Fuse Box): The surveyor will check the consumer unit's location and general condition, noting whether it is modern (with circuit breakers) or an older model (with fuses). They may comment on whether the unit appears outdated or unsafe.
• Wiring: The surveyor will look for signs of outdated or unsafe wiring, such as old fabric-insulated cables, surface-mounted wiring, or cables running through walls inappropriately. Although they may not be able to see wiring that is hidden, they will note any visible issues.
• Sockets and Switches: The condition and quantity of electrical outlets and switches will be noted. The surveyor may comment on whether these are modern or outdated and whether there appear to be enough sockets for modern use.
• Lighting: They will observe the type and condition of lighting fixtures, noting any exposed wires or damaged fittings.
• Signs of DIY Electrical Work: The surveyor will check for signs of unprofessional or DIY electrical work, which can pose safety risks.
2. Age and Condition of the Electrical Installation
• Estimated Age: The surveyor might estimate the age of the electrical installation based on the type of consumer unit, wiring, sockets, and switches observed.
• Evidence of Previous Electrical Work: They may look for signs that electrical work has been carried out without proper certification or by an unqualified person.
3. Compliance with Safety Standards
• BS 7671 Compliance: The surveyor may note whether the electrical installation appears to meet the British Standard BS 7671 (the Wiring Regulations). While they won't test for compliance, they might recommend an Electrical Installation Condition Report (EICR) if they have concerns.
• Presence of Safety Devices: They will check if Residual Current Devices (RCDs) are present in the consumer unit, which is a modern safety feature that trips the electrical circuit in the event of a fault.
4. Recommendations for Further Investigation
• Further Inspection by a Qualified Electrician: If the surveyor identifies any potential issues or if the electrical installation appears to be old or in poor condition, they will recommend a more detailed inspection by a qualified electrician, who can conduct tests and provide an Electrical Installation Condition Report (EICR).
5. Documentation and Certification
• Presence of Certification: The surveyor may check if there is any existing documentation, such as certificates for recent electrical work or an EICR. Lack of such documentation might be noted as a concern.
6. General Safety Observations
• Condition of Outlets and Switches: Any damaged or cracked outlets and switches are noted as they could pose a safety risk.
• Signs of Overheating or Scorching: The surveyor will look for signs of overheating at the consumer unit, sockets, or light fittings, which can indicate electrical faults.
Conclusion
A Level 3 Building Survey provides a comprehensive overview of a property's condition, including its electrical installations. While surveyors do not perform in-depth electrical inspections, they play a crucial role in identifying potential safety concerns that may require further investigation. By recognising signs of outdated or unsafe electrical systems, they help ensure that buyers are aware of any issues that could lead to costly repairs or safety hazards in the future. Engaging a surveyor before purchasing a property is a proactive step in safeguarding your investment, and their recommendations can guide you in seeking the necessary expert advice for more detailed inspections.
