The short answer
A building survey inspects the visible parts of the electrical and plumbing systems but does not test them. For electrics the surveyor reports on the consumer unit (fuse board), visible wiring and accessories, the apparent age of the installation and obvious hazards; for plumbing they note visible pipework, the boiler casing and flue, radiators, the hot and cold water layout, tanks and obvious leaks or corrosion. They are not allowed to test live services — that needs a qualified electrician (an EICR) and a Gas Safe registered engineer for gas appliances. So the survey's role is to flag age, condition and red flags (such as an old rewireable fuse box or evidence of DIY work) and recommend the right specialist test, rather than to certify the systems as safe.
Buyers often expect a survey to test the wiring and boiler. It does not — but it tells you whether you need to. Here is how services are treated.
Services check at a glance
- ElectricsVisual only — consumer unit, fittings
- PlumbingVisual only — pipes, tanks, leaks
- TestingNot done in the survey
- Electrics testEICR by qualified electrician
- Gas testGas Safe registered engineer
What the surveyor reports on services
Services are inspected visually and from accessible positions only. On the electrical side, the surveyor looks at the consumer unit (whether it is a modern board with RCD/RCBO protection or an older rewireable fuse box), the visible cabling and its type, sockets and switches, any scorching, exposed conductors or obvious DIY alterations, and the apparent age of the installation. On plumbing, they note the visible supply and waste pipework and its material, the boiler and flue casing, radiators, cylinders and cold-water tanks, the stopcock, and any signs of leaks, corrosion, limescale or past freezing damage. None of this involves running taps under test conditions, energising circuits, or removing covers — the survey describes the apparent state and age, not measured performance.
Why services are not tested in the survey
Testing live electrical and gas systems is specialist, regulated work that sits outside a building survey's non-intrusive remit. Electrical testing must follow BS 7671 (the 18th Edition Wiring Regulations) and produce an Electrical Installation Condition Report (EICR); gas work must be done by a Gas Safe registered engineer. A surveyor is qualified to judge condition and age by eye and to spot warning signs, but not to issue these certificates. The table shows where the survey ends and the specialist begins.
| System | Survey reports | Specialist test |
|---|---|---|
| Electrics | Board type, visible faults, age | EICR (qualified electrician) |
| Gas / boiler | Casing, flue, visible condition | Gas Safe service & safety check |
| Plumbing | Visible pipes, leaks, corrosion | Plumber if leaks suspected |
| Heating | Radiators, controls present | Heating engineer if faulty |
Indicative split between survey and specialist test. Sources: Electrical Safety First; Gas Safe Register.
When to commission an EICR or Gas Safe check
The survey will recommend an EICR when it sees an old fuse box without RCD protection, dated or deteriorated wiring, no record of a recent test, or evidence of unqualified alterations — an EICR then grades the installation and lists any C1 (danger present), C2 (potentially dangerous) or C3 (improvement recommended) issues. It will recommend a Gas Safe service and safety check on the boiler and gas appliances where their age or condition is uncertain. Treat these as standard follow-ups on an older property: they are modestly priced relative to the cost of a rewire or a new boiler, and they turn the surveyor's visual flag into a definite answer before you commit.
Frequently asked questions
Does a building survey test the wiring?
No. It inspects the consumer unit and visible wiring and reports their apparent age and condition, but it does not carry out electrical testing. An EICR by a qualified electrician is the test the report will recommend where needed.
Will the surveyor check the boiler works?
Only visually — the casing, flue and apparent condition. They do not fire it up or test it. A Gas Safe registered engineer carries out a service and safety check, which the survey will recommend if the boiler's age or state is uncertain.
What is an EICR and do I need one?
An EICR is an Electrical Installation Condition Report — a qualified electrician's test of the wiring against BS 7671, grading any faults C1, C2 or C3. It is worth getting on older homes or where the survey flags the electrics.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on the specific property and survey level. They are guidance, not a quotation.