Short answer: A standard pre-purchase building inspection may only give the electrics a quick visual look, so if you’re buying an older Inner West home, consider a separate inspection by a licensed electrician. They’ll check the switchboard, safety switches, wiring type, smoke alarms and obvious hazards, and give you a list of issues to factor into your offer. Check the scope of any building inspection so you know what’s covered.
Buying in the Inner West often means buying something old: a Federation semi in Haberfield, a Victorian terrace in Glebe or Balmain, a worker’s cottage in Marrickville. These homes have charm, but their wiring may be decades old. A rewire or switchboard upgrade can be a significant cost. Here’s how to find out before you sign.
Doesn’t the building inspection cover it?
Usually not in detail. Pre-purchase building inspections focus on structure, damp, roofing and similar issues. Many inspectors aren’t electricians and can’t open switchboards or test circuits. Their report may note “have a licensed electrician check” and move on. Read the inspection agreement so you know exactly what’s included.
For reference, hipages lists typical Sydney building inspection prices from about $200 to $250 for a small apartment to around $400 to $500 for a large home. These are typical market figures, not Blue Link prices, and they’re for building inspections, not electrical ones.
What an electrical inspection looks at
| Area | What we’re checking |
|---|---|
| Switchboard | Fuses or breakers, safety switches, condition, heat damage, space for future loads |
| Backing board | Whether it’s an older bituminous board that may contain asbestos |
| Wiring type | Signs of old rubber (VIR) or cloth-covered cable, or newer TPS |
| Safety switches | Present, tested and covering the right circuits |
| Power points and switches | Damage, scorching, looseness, earthing |
| Lighting | Old fittings, heat damage around downlights, DIY work |
| Smoke alarms | Present, in date and working |
| Outdoor electrics | Weatherproofing, garden lights, sheds and studios |
| Signs of DIY | Extension leads in walls, mismatched cables, unprotected joins |
A visual inspection has limits. We won’t be lifting floorboards or opening every wall. But a licensed electrician can usually tell a lot from the switchboard, a sample of outlets, the roof space and the subfloor where access allows.
Red flags in older Inner West homes
- Ceramic fuses and no safety switches. Shock protection is missing, and a switchboard upgrade is likely. See replacing a ceramic fuse switchboard.
- Rubber-insulated wiring in the roof space, which can crumble. A rewire may be needed, as explained in old wiring in Inner West terraces.
- A black backing board in the meter box. Boards from before 1987 may contain asbestos, according to SafeWork NSW.
- Scorched or warm power points, or a burning smell. See burning smell from a power point.
- Lots of power boards and double adaptors, which point to too few outlets.
- Unlabelled additions, such as a studio or rear extension wired off an old circuit.
- No smoke alarms, or old ones. A quick fix, but a sign of how the home has been maintained.
When to book it
- Before auction, because you can’t negotiate afterwards. Ask the agent for access; many will allow a short visit.
- During a cooling-off period for private treaty sales. NSW cooling-off periods are short, so book early.
- Before finalising renovation budgets, because electrical upgrades are easier when walls are open.
Using the findings
An inspection report helps you:
- budget, using guides like cost to rewire a house in Sydney and switchboard upgrade cost
- negotiate, if issues weren’t disclosed
- plan renovations, combining electrical work with other trades
- prioritise, separating urgent safety issues from “nice to have” upgrades
If something in the report affects the network connection, such as the service line or meter, that needs a Level 2 Accredited Service Provider, not a regular electrician. See what is a Level 2 electrician.
Buying an older home in the Inner West? Book an electrical safety inspection before you commit. Call 0421 772 661 and tell us the address and timing.
After you move in
Even with a clean report, it’s worth having a few things done when you get the keys: test safety switches, replace smoke alarms more than 10 years old, and label the switchboard. Then plan bigger upgrades like a switchboard upgrade or rewire around your renovation plans.
We inspect homes in Haberfield, Glebe, Balmain, Forest Lodge and across the Inner West.
Frequently asked questions
Does a building inspection check the electrics?
Usually only at a basic visual level. Many building inspectors aren’t licensed electricians. Check the scope of your inspection and consider a separate electrical inspection for older homes.
How long does an electrical inspection take?
It depends on the size and age of the home and access to the roof space and subfloor. Many homes can be inspected in a short visit.
Can I get an electrical inspection before auction?
Often yes, with the agent’s permission for access. Book early, as auction timelines are tight.
What’s the most expensive electrical problem in an old house?
Full rewiring is usually the biggest cost. Switchboard upgrades and asbestos backing board removal are also common in older Inner West homes.