EICR vs Homebuyer Electrical Survey – What’s the Difference?
If you’re buying or selling a property in Southampton, Portsmouth, Chichester, or Bournemouth, you’ll likely come across two terms: Homebuyer Survey and EICR (Electrical Installation Condition Report).
At first glance, they sound similar – both check a property’s condition – but they serve very different purposes. Here’s a clear breakdown from Shiny Spark Electrical to help you decide what you really need before exchange or completion.
⚙️ What’s the main difference between an EICR and a Homebuyer Survey?
Both an EICR and a homebuyer survey help you understand the condition of a property – but they focus on very different things.
| Inspection type | Purpose | Who carries it out? | Level of detail |
|---|---|---|---|
| Homebuyer Survey | General overview of the property’s condition (structure, damp, roof, etc.) | Surveyor | Visual only – no electrical testing |
| EICR (Electrical Installation Condition Report) | Detailed inspection and testing of the electrical installation | Qualified electrician | Physical testing with instruments and safety codes (C1, C2, C3, FI) |
A homebuyer survey looks at the building.
An EICR looks at the wiring inside the building.
Why an EICR matters when buying a property
A homebuyer report may say things like “electrics appear dated” or “further investigation recommended” – but it won’t confirm whether the installation is safe.
Only an EICR can tell you if the wiring meets BS 7671 (18th Edition Wiring Regulations) and whether it’s safe for continued use.
An EICR can identify issues such as:
- Old or unsafe fuse boards (consumer units)
- Missing RCD protection
- Damaged or overloaded circuits
- Poor earthing or bonding
- DIY or unsafe wiring alterations
Knowing this before you buy can save you hundreds – sometimes thousands – in unexpected rewiring or upgrade costs.
Ideal times to book an EICR
You should consider an EICR when:
- Before buying a new property (pre-exchange) – so you know what you’re taking on
- After buying a home that hasn’t been tested in over 10 years
- When selling – to reassure buyers your wiring is safe and up to date
- As a landlord – at least every 5 years or at tenancy change, as required by regulations
You wouldn’t buy a car without an MOT – so don’t buy a home without checking the electrics.
Typical EICR costs (South Coast region)
At Shiny Spark Electrical, we offer transparent, fixed pricing for EICRs across the South Coast:
| Property type | From (excl. VAT) |
|---|---|
| 1–2 bed flat | £165 |
| 3 bed house | £195 |
| 4 bed house | £235 |
| 5+ bed / HMO | £275+ |
Prices may vary depending on the number of circuits, accessibility, and the age and condition of the wiring.
We currently cover Southampton, Portsmouth, Fareham, Chichester, Bournemouth and surrounding areas.
What’s included in a Shiny Spark EICR?
- Testing of sockets, lighting circuits, and the consumer unit
- Visual and instrument inspection of the fixed wiring
- Clear report with C1, C2, C3 & FI codes explained in plain English
- PDF certificate, typically within 24 hours
- Optional remedial quote – with no obligation
We keep things simple: you get honest results and practical advice before you commit to buying or selling.
⚖️ Homebuyer survey + EICR = total peace of mind
The best approach is often to combine both:
- The homebuyer survey for structure, damp, roof, and visible building defects
- The EICR for electrical safety, compliance, and hidden faults
That way, you avoid surprises like unsafe consumer units, outdated wiring, or hidden faults behind sockets that surveyors are not allowed to test.
Why choose Shiny Spark Electrical?
- ✅ Qualified 18th Edition & City & Guilds 2391 electricians
- ✅ Local coverage across Hampshire & West Sussex
- ✅ Fast turnaround for property buyers and sellers
- ✅ Clear, fixed pricing with no hidden extras
Book before you buy
If you’re buying a property soon, we can arrange an EICR within 24–48 hours so you have peace of mind before exchange.
Book your pre-purchase EICR today
Serving Southampton, Portsmouth, Chichester, Bournemouth and surrounding areas.
Key takeaways
- Homebuyer surveys don’t test electrics – EICRs do
- EICRs reveal faults that can’t be seen visually
- Testing before buying can prevent unexpected rewiring costs
- Always use a qualified electrician for accurate results
For a full explanation of electrical inspections, visit our 2025 EICR guide.
To understand EICR results, see our guide on EICR code meanings.
Typical inspection costs are broken down in our UK cost guide.