Pre-purchase electrical inspection
A building inspection tells you the roof leaks. It rarely tells you the house needs rewiring — and that is a $15,000 difference you'd want to know about before exchange.
What a standard building report misses
A building and pest inspection is a visual assessment by a building inspector. It is genuinely useful, and it is not an electrical inspection. Most reports say something close to "electrical installation appears serviceable, recommend inspection by a licensed electrician" — which is the report telling you, in writing, that this part hasn't been assessed.
What an electrician looks at that a building inspector doesn't:
- The switchboard in detail — protection arrangement, whether RCDs are present and actually functional, spare capacity, signs of overheating at terminations
- Cable type and condition in the roof space and at accessible points. This is where a rewire gets identified: rubber-insulated or cloth-covered cable, or black rubber TPS going brittle
- Earthing and the MEN connection, which is frequently wrong or absent on older installations and is not something anyone notices day to day
- Whether work has been done unlicensed — the tell-tale signs are easy to read if you know what you're looking at, and they change what you're buying
- Insulation resistance testing, which finds degraded cable before it finds you
What you get
A written report you can act on, and use. It covers what was inspected and what was found, photographs of anything significant, a plain-language assessment of what needs doing now versus what can wait, and indicative costs for the work identified.
That last part is the point. "The switchboard needs replacing" is an observation. "The switchboard needs replacing, roughly $2,400, and the meter panel is asbestos-backed so allow another $800" is a negotiating position.
What an inspection costs
Sydney, 2026. Priced per property, and typically turned around fast because settlements don't wait.
| The job | Price |
|---|---|
| Standard pre-purchase electrical inspectionTypical house. Switchboard, accessible wiring, earthing, testing, written report | $350 – $650 |
| Larger home or acreage propertyOutbuildings, pumps, submains and multiple boards | $550 – $950 |
| Unit or townhouseInside the lot. Common property is the owners corporation's | $280 – $450 |
| Urgent turnaroundWhere you're up against an exchange date | ask |
These are indicative market ranges for Sydney in 2026, not a quote. What you pay depends on your switchboard, access and what we find. We confirm a fixed price before starting, and it doesn't move.
Pre-purchase inspection questions
Isn't this covered by the building and pest inspection?
No, and most building reports say so explicitly — they typically recommend a separate inspection by a licensed electrician. A building inspector is not licensed to assess or test an electrical installation.
What's the most expensive thing you find?
A house needing a rewire. Rubber-insulated or cloth-covered cable in a pre-1960 home can mean $10,000–$20,000+ depending on size and access. Finding that before exchange rather than after is the whole reason to do this.
How quickly can you inspect?
We know settlements don't wait. Tell us your deadline when you call and we'll tell you honestly whether we can make it rather than promising and missing.
Can I use the report to negotiate?
That's largely what it's for. A written assessment with photographs and indicative costs is far more persuasive than saying you think the wiring looks old.
Do you inspect apartments?
Yes, within the lot itself. Common property — risers, car park, hallways — belongs to the owners corporation and isn't part of what you're buying, though we'll note anything visibly concerning.
What if I've already bought?
Still worth doing, particularly on an older home. You'd rather find degraded wiring during a planned inspection than during a fault at 11pm.
What customers say
Jason was great! One call and less than an hour later, he was here to save the day. Five stars for the prompt and reliable service.
Fantastic service! Friendly, efficient and well priced. Highly recommend. Thank you for swiftly fixing our switches.
Jason solved a really complex problem for our house with excellent professionalism and workmanship. Highly recommend, would def work with him again. On time delivery and within budget.
These are Google reviews for our team at Cync Electrical & Automation — the licensed contractor behind Hills Electrician. 5.0 from 20 reviews. — see the profile