You've found the perfect house. The mortgage is approved, contracts are signed, and you're already planning where the furniture will go. Then, just days before settlement, everything comes to a halt because the insurance company won't provide cover without electrical compliance verification. What should have been a straightforward purchase suddenly becomes a stressful race against time.

This scenario played out recently for one of our customers, where a routine insurance check revealed electrical circuits that needed immediate replacement. Money was about to change hands, but the transaction couldn't proceed without these electrical upgrades. Fortunately, we were able to sort out the upgrades in one day – it saved the deal, but it could easily have gone the other way.

The compliance crackdown

Councils and insurance companies are scrutinising electrical systems more closely, and what once used to pass without question now triggers compliance demands. Electrical safety is becoming as critical as building inspections or LIM reports. It’s not a bad thing – it’s a good thing – but you need to be aware of it before you buy or sell.

The frustration isn't just for buyers caught off guard. Real estate agents now routinely advise sellers to obtain compliance certificates for electrical work completed decades ago, when standards were minimal or non-existent. Work that was perfectly acceptable in the 1980s now requires modern certification, creating unexpected costs and complications for vendors who thought their electrical systems were adequate.

Why pre-purchase inspections make sense

Assessing electrical systems before buying is about making informed decisions about the house you’re going to buy. A comprehensive electrical inspection reveals the true condition of what you're purchasing, from the main switchboard down to individual circuits.

Don’t get caught out

Older units or smaller properties often have only 30-40 amp supplies, which sounds adequate until you realise a single induction cooktop draws 32 amps. That's nearly your entire electrical capacity consumed by one appliance, leaving precious little for anything else. So if you’re thinking of a kitchen upgrade when you move in, ensure the electrics are up to date.

The seller's perspective

If you're selling, addressing electrical compliance before marketing your property makes commercial sense. Smart sellers obtain proper certification for any electrical work that might lack current compliance documentation upfront, even though it represents an additional cost.

The alternative is dealing with compliance problems when buyers discover them during the most time-pressured phase of the process, when emergency electrical work commands premium pricing and everyone's stress levels are already elevated.

What professional assessment covers

A comprehensive electrical evaluation covers all the critical components that determine whether a property's electrical system is fit for purpose. Professional assessment examines switchboard condition to ensure main electrical distribution panels are adequate for modern demands, evaluates earthing systems for proper grounding protection, and thoroughly assesses incoming supply capacity, especially if you're planning to upgrade from gas to electric appliances.

Cable assessment throughout the property identifies potential safety issues or upgrade requirements before they become problems, whilst load calculations confirm the electrical supply can handle intended usage. This is especially important for buyers planning significant changes to the property.

The checklist:

• Switchboard condition assessment
  • Verify main electrical distribution panels meet modern demands
  • Check for adequate capacity and safety compliance
• Earthing system evaluation
  • Test grounding protection systems
  • Ensure proper electrical safety standards
• Incoming supply capacity review
  • Assess current electrical supply adequacy
  • Evaluate upgrade potential (especially important if planning gas-to-electric conversions)
• Property-wide cable assessment
  • Identify potential safety issues throughout the property
  • Determine any upgrade requirements before they become problems
• Load calculations
  • Confirm electrical supply can handle intended usage
  • Verify capacity for planned property modifications
• Future planning considerations
  • Assess system readiness for significant property changes
  • Evaluate upgrade pathways for modern electrical demands

Making informed decisions

The fundamental principle is simple – be informed before you buy and be prepared before you sell. Electrical systems that worked perfectly well for previous owners might not meet current insurance requirements or handle modern electrical demands. Better to discover this during due diligence than in the final days before settlement.

Professional electrical assessment costs a fraction of what emergency repairs demand and provides peace of mind that's invaluable during an already stressful process. Whether you're buying or selling, electrical compliance is essential.

Don't let electrical issues derail your property transaction. Get the assessment done properly by a certified electrician, get it done early, and keep your deal on track.

For a free electrical consultation on your property, contact us here.

 

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