The electrical to check before you buy a house

01What a building inspection leaves out

If you are relying on a building and pest inspection, know what it leaves out. Under Australian Standard 4349.1, which sets out what a pre-purchase inspection covers, the inspector does not have to inspect or report on the electrical installation, the smoke alarms, the light switches or the fittings. Air conditioning is excluded as well.

The same standard says all new owners should have a report on the electrical installation done by a suitably qualified person. That is the gap an electrical inspection fills.

02What an electrician checks before you buy

The switchboard comes first. We check which circuits have safety switches and whether each one trips when tested, whether the board still has ceramic fuses, and whether it has an asbestos backing, which was common in homes built before 1990.

Then the wiring and fittings. Homes wired before 1960 are likely to have rubber-insulated cable that can break down, and old Bakelite fittings that go brittle. We also look for signs of unlicensed work, because in Queensland any electrical work, even moving a power point, has to be done by a licensed electrician.

Then the smoke alarms, their type, age, power supply and whether they are interconnected, and the solar system if there is one, which we check from the roof.

Outside, we check the light fittings for anything perished or worn. Inside, we test the power points, switches and ceiling fans, check the air conditioners and their filters, and run a basic test on the cooktop and oven. We also check the size of the underground cable coming into the switchboard. A 6mm cable is not unusual, and it can be too small for the home.

You get the findings in a PDF report with photos, plus a quote to fix anything unsafe or substandard. The quote is something you can take into your negotiation with the seller.

03What the law makes the seller do

When a home is sold, the seller must tell the buyer in writing whether the power point circuits have a safety switch, and declare it on the Form 24 transfer form.

Since 2022 the seller must also have compliant smoke alarms installed before the property transfers. That means photoelectric, interconnected alarms in every bedroom, in the hallway outside the bedrooms and on every storey. Form 24 asks about them.

04What the law makes the buyer do

If the power point circuits have no safety switch, the buyer must fit one within 90 days of taking possession. That is a cost worth knowing about before you sign.

From 1 January 2027 every Queensland home needs interconnected photoelectric smoke alarms, whoever owns it.

Ergon Energy is replacing old meters with smart meters between December 2025 and 2030. A major defect at the switchboard can stop the new meter being fitted until it is fixed. If you trigger the change yourself, for example by adding solar, the repair is your cost.

05What buyers have told us

Sarah, who bought in Jensen, left this review after her pre-purchase inspection. "Ben was very efficient and informative during our pre purchase inspection. He was able to advise health of the solar and advise us of things that were of risk. Very helpful and quick response times."

We do not publish prices for repairs, because the cost depends on what the inspection finds. You get the report first, then a quote for anything you want fixed.