House rewiring in Scotland

A full house rewire usually costs somewhere between about £3,200 for a one-bedroom flat and £10,500 for a five-bedroom house, going by published UK averages, and takes from a couple of days to more than a week. Whether you need one depends on the condition of the wiring rather than its age, so if you're not sure, an EICR is the place to start.

We're a matching service, not electricians. Whether you're buying an older home, renovating, or dealing with a failed EICR on a let, we'll pass your enquiry to one local electrician who covers your postcode, and they'll quote you directly.

Signs a home may need rewiring

Electrical Safety First is clear that there's no fixed date for a rewire: old wiring isn't automatically unsafe. Its advice for home buyers is that electrics more than 50 years old should be checked and updated. These are the things that tend to prompt the question:

• Old cable. MyJobQuote lists rubber or fabric sheathing as a sign, and says homes of that age often have it. If you're not sure what you're looking at, leave it to the electrician.
• An old fuse box. Look for physical damage, heat damage or discolouration on any consumer unit, especially an older one.
• Trouble at the sockets. Sockets that buzz, feel warm or have burn marks, sockets mounted in the skirting boards, or sockets that aren't earthed.
• Faults that keep happening. Circuits that trip when you run more than one appliance, fuses that keep blowing, and lights that flicker.
• An EICR full of C1 and C2 codes. A lot of serious observations across the whole installation can point towards a rewire. Our guide to failed EICRs and rewires explains how to tell.
• A comment in the Home Report. The single survey is based on a visual inspection by a chartered surveyor, so it can flag concerns without testing the circuits. mygov.scot suggests weighing up any repairs marked urgent or needing future attention, and getting estimates before you go ahead.

If you're buying, ask whether the electrics have been fully checked in the past ten years and ask to see the report. Electrical Safety First suggests an EICR if there isn't one. If you see scorch marks, or hear crackling or buzzing, get a registered electrician to look at it soon.

Full or partial rewire?

A full rewire replaces all the wiring, sockets and lighting circuits, usually with a new consumer unit. A partial rewire deals with one part of the home, such as a kitchen or an extension, and suits a home where the rest of the installation is sound. An EICR will show which you're looking at. If the old wiring elsewhere is failing, a partial job may only put off the bigger one.

MyJobQuote's typical partial prices are £500–£1,500 for a kitchen, £500–£1,200 for a garage and £300–£800 for a single room. Its Glasgow page warns that a partial rewire may not include a new consumer unit, which can add more than £500.

What the job involves

1. A survey and quote. The electrician looks at how the existing wiring runs and how easy it'll be to reach. Agree where sockets and lights should go now, because it's much easier than moving them later.
2. Taking out the old and running the new. Old wiring comes out and new cable goes in. This is the disruptive part, because it can mean opening up walls and lifting floors.
3. Fitting sockets, switches and lights, along with the consumer unit. This part is usually quick.
4. Testing and certification. The new installation is tested, and you should get an Electrical Installation Certificate. Keep it safe; you'll want it when you sell.

How long it takes

These are MyJobQuote's UK figures, so treat them as a rough guide and ask for an estimate on your own home. They assume the rewire is the only electrical work being done. Its Glasgow guide allows a little longer for some sizes, with 4 to 7 days for a three or four-bedroom home.

Do you need a building warrant?

Often not, for a house, but it's worth checking. Section 0.5 of the Scottish building standards handbook lists electrical work to a house among the work that doesn't need a warrant, though it must still comply with the regulations. Work that adversely affects a separating wall, such as recessed sockets, isn't covered by that. A 2019 Scottish Government research report says that for rewiring, a warrant is required for flats and buildings over three storeys, while houses up to two storeys are exempt. Ask your electrician, and check with your council's building standards team before the work starts, particularly in a flat.

Living in the home during the work

You can stay, and many people do. MyJobQuote points out that the power has to be off while the work's going on, and that moving out can make it quicker. Its Glasgow guide says an empty home is usually cheaper to work in. Expect noise, dust and furniture being moved around, and clear rooms in advance if you can.

If you're buying a home that needs a rewire, the easiest time is usually before you move in. If you're already there, consider staying elsewhere for the messiest stages, and ask the electrician how they'll keep some power and lighting going at the end of each day.

Redecorating afterwards

Don't budget for the rewire alone. MyJobQuote says quotes usually leave out decorating, full plastering, flooring, skip hire and moving furniture. Basic making good, such as filling the channels cut for cables, is usually included, but get that in writing and ask exactly where it stops.

Its Glasgow guide puts plasterers and decorators at about £18–£25 an hour. If you're planning a new kitchen, new floors or fresh paint, do the rewire first.

What usually costs more

• Size and layout. More rooms means more cable, more points and more days.
• Flats aren't always cheaper. In MyJobQuote's figures a two-bedroom flat costs the same as a two-bedroom house. Flats can also bring their own difficulties, like shared stairs and restricted access.
• Tenement access. High ceilings, cornicing and narrow stairs all slow the job, according to MyJobQuote's Glasgow guide.
• Plaster damage. Stone, concrete and solid brick are harder to work with than plasterboard. Solid walls need chasing, which takes longer and leaves more to repair.
• Old wiring. Older installations can need more careful removal and extra work.
• A home that's lived in, because furniture and carpets have to be moved and protected.
• Better fittings. Premium sockets and switches add to the price.

Typical prices by home size

These are UK averages, not quotes. MyJobQuote's Glasgow page uses the same figures as its UK page, and we haven't found separate figures for Scotland as a whole. Your price will depend on the size of the home, the number of circuits and points, and everything in the list above. Check whether a quote includes VAT, too.

When you compare quotes, check each one says what's included: the number of sockets, switches and lights, the consumer unit, making good, waste removal and the certificate. Our page on rewiring in Glasgow has the local figures and tenement detail.

If you're a landlord

The Repairing Standard guidance doesn't set an age limit or tell you to rewire. What it says is that anything failing an electrical safety inspection must be repaired or replaced, and that C1 and C2 items must be rectified. If patching isn't realistic, a rewire is one way of getting there, and our page on repairs after a failed EICR sets out the timescales.

The guidance says a fully rewired house should have an Electrical Installation Certificate. That certificate can stand in for an EICR if it was issued no more than five years ago and the next inspection date on it hasn't passed. Between tenancies is the obvious time to do the work, while the home is empty.

What we pass on

Tick "House rewire" on the form and we'll pass your postcode, the type and size of home, your timing, whether it's empty or lived in, your message and your contact details to one local electrician who covers your area. They'll contact you to look at the job and quote. We don't vouch for any firm, so check their registration. NICEIC, NAPIT and SELECT are the schemes Electrical Safety First lists for Scotland, and our guide to finding a good electrician has questions to ask. With a job this size, it's reasonable to want more than one quote, and you're free to get others.