If you are wondering how much to rewire a house, a sensible 2026 planning range is about £3,000–£12,500 plus VAT across the UK, depending mainly on the property’s size. In London, allow roughly £3,500–£15,500 plus VAT for common property sizes, with complex or high-specification projects potentially costing more.
A typical three-bedroom house may cost around £4,450–£8,000 plus VAT in the UK or approximately £5,500–£10,000 plus VAT in London. These are estimates, not fixed prices. Only an electrician who has inspected the property and agreed the number of electrical points, fittings and associated work can give an accurate quotation. For a property-specific assessment, see our Electrical Services in London.
Table of Contents
How Much to Rewire a House in the UK and London?
These budgeting figures combine current national cost-guide data with the higher labour, access and operating costs commonly encountered in London. They assume a standard full rewire rather than premium fittings or extensive smart-home work.
| Property type | Estimated UK cost* | Estimated London cost* | Typical duration |
|---|---|---|---|
| 1-bedroom flat | £3,000–£4,800 | £3,500–£6,000 | 4–7 days |
| 2-bedroom property | £3,800–£5,800 | £4,500–£7,250 | 4–7 days |
| 3-bedroom house | £4,450–£8,000 | £5,500–£10,000 | 6–10 days |
| 4-bedroom house | £6,080–£9,380 | £7,500–£12,000 | 7–14 days |
| 5-bedroom house | £7,500–£12,500 | £9,000–£15,500 | 10–15 days |
*Planning estimates, generally excluding VAT unless a quotation states otherwise. Occupation, difficult access, number of points, specification and making good can move the price outside these ranges.
The table is a starting point, not a substitute for a site survey. Floor area and circuit count often matter more than bedroom count.
How Much to Rewire a Three-Bedroom House?
The estimated cost to rewire a three-bedroom house is £4,450–£8,000 plus VAT nationally. In London, a useful early budget is £5,500–£10,000 plus VAT.
At the lower end, expect an empty, accessible property with a straightforward layout and standard white accessories. Costs rise when the home is occupied, floors are difficult to lift, walls are unusually hard, existing alterations need correcting, or the specification includes many downlights, data points and decorative fittings.
For example, a London quotation might cover a new consumer unit, standard socket and lighting circuits, kitchen appliance circuits, smoke-alarm wiring, testing and certification. Another apparently cheaper quote may omit alarms, final light fittings, filling chases, waste disposal, Part P notification or VAT. Compare the written scope, not only the total.
Why Does Rewiring Cost More in London?
London electricians usually face higher wages and business overheads. Travel time, restricted parking, congestion or emissions charges, permits, controlled-access blocks and limited loading space can also affect the price. Older terraces and converted flats may have solid walls, delicate finishes, shared supplies or access rules that slow the work.
An empty home is generally faster and cheaper to rewire. In an occupied property, protecting possessions, maintaining safe temporary arrangements and restoring power in stages takes time. As a rough allowance, occupation can add around 10–20%.
What Is Included in a Full House Rewire?
A full rewire normally replaces the fixed wiring and updates circuits throughout the property. A properly itemised quotation may include:
- design and installation of new power and lighting circuits;
- new cables, back boxes, standard sockets and switches;
- dedicated circuits for items such as a cooker or shower where specified;
- a suitable consumer unit and protective devices, if included in the scope;
- main protective bonding or earthing work identified as necessary;
- wired smoke or heat alarms where agreed;
- lifting and refitting accessible floorboards;
- chasing cable routes into walls;
- inspection, testing and an Electrical Installation Certificate;
- Building Regulations notification where the installer self-certifies;
- basic removal of electrical waste.
“Making good” needs precise definition. Some electricians fill cable chases to a rough finish; others leave all plastering to a separate trade. Full skimming, painting, wallpaper, specialist flooring and repair of decorative joinery are rarely safe to assume.
Additional House-Rewiring Costs
Ask for optional items to be priced separately. The figures below are broad 2026 allowances and can vary substantially by access, quantity, finish and whether they are added during the rewire or on a separate visit.
| Potential extra | Estimated allowance | What to clarify |
|---|---|---|
| Consumer-unit replacement | £600–£1,200 | Board type, number of ways, protective devices, testing, notification and remedial faults |
| Extra standard socket or switch | £80–£180 each | New circuit work versus an addition; chasing and finish |
| Decorative switches or sockets | £20–£100+ extra per point | Supply cost, finish and compatibility |
| Smart-home wiring | £500–£3,000+ | Controls, neutral conductors, hubs, programming and brand-specific equipment |
| Ethernet/data cabling | £100–£250 per point | Cable category, termination, cabinet and testing |
| Outdoor electrical point | £150–£400+ | Weatherproof equipment, cable route and RCD protection |
| EICR before work | £150–£375 | Property size and extent of inspection; often separate from the rewire |
| Plastering and decorating | £1,000–£5,000+ | Patch filling versus full-room skimming and repainting |
| Furniture moving or storage | £200–£1,000+ | Volume, access and duration |
| Waste or skip charges | £150–£450+ | What the electrician removes and whether a skip is needed |
| London parking/access charges | £50–£500+ total | Borough, duration, permits, congestion and emissions charges |
Confirm whether prices include VAT. A VAT-registered contractor generally adds VAT unless the total is expressly shown as VAT-inclusive.
Labour, Materials and the Factors That Affect the Final Price
Rewiring is labour-intensive. The team must route cables, form chases, lift floors, fit accessories, connect circuits and inspect and test the completed installation. Labour commonly forms the largest part of the bill; cable, containment, accessories, consumer-unit equipment and alarms make up much of the material cost.
The strongest price factors are:
- Size and layout. More floor area, storeys, circuits and electrical points mean more work.
- Access. Solid floors, tiled areas, fitted cabinetry, ornate plasterwork and inaccessible voids add time.
- Existing condition. Undocumented alterations, damaged wiring and inadequate earthing may require investigation or remedial work.
- Specification. Standard pendants and white accessories cost less than downlights, USB outlets, smart controls and designer finishes.
- Occupation. Furniture, belongings and the need to keep parts of the home usable slow progress.
- Associated works. Plastering, flooring, decorating, asbestos management and temporary accommodation may sit outside the electrical quotation.
- Location. Labour rates, parking and site logistics tend to make London work more expensive.
Full Rewire vs Partial Rewire
A full rewire replaces the fixed wiring across the installation, normally including new circuits and an updated consumer unit where required. A partial rewire addresses defined areas or circuits—for example, lighting circuits without protective conductors, an altered kitchen, or unsafe wiring in one section.
Partial rewires often start at roughly £1,500–£4,000 plus VAT, but “partial” is too broad to price remotely. It may be cheaper today yet create extra testing, junctions and disruption if the remaining installation needs replacement soon afterwards. An EICR and design assessment can help establish whether targeted work is technically sensible.
An unsatisfactory EICR does not automatically mean the whole home needs rewiring. Codes C1 (danger present) and C2 (potentially dangerous) make a report unsatisfactory and require appropriate action; FI means further investigation is needed. The electrician should explain which observations require repair and whether they affect individual circuits or the installation as a whole.
How Do You Know If Your House Needs Rewiring?
Wiring does not have a universal expiry date. Its condition, design, previous alterations and ability to serve present use matter more than age alone. Arrange a professional inspection if you notice:
- repeated tripping or blown fuses;
- scorching, discolouration, buzzing or a persistent burning smell;
- shocks or tingling from accessories;
- cracked, damaged or visibly old rubber, fabric or lead-sheathed wiring;
- too few sockets and heavy reliance on extension leads;
- an old fuse box with limited protection;
- missing earthing at lighting points or questionable DIY alterations.
If there is a burning smell, visible overheating or electric shock, stop using the affected circuit where it is safe to do so and contact a qualified electrician promptly. Do not remove covers or attempt rewiring yourself.
NICEIC advises considering an EICR for an owner-occupied home at least every ten years to assess age, wear and damage. In England, landlords in the private and social rented sectors are subject to legal inspection intervals of at least every five years under the applicable regulations. The report records the existing installation’s condition; it is not the same document as the certificate for new installation work.
How Long Does a Complete Rewire Take?
A small flat may take four to seven working days. A typical three-bedroom house often takes six to ten days, while a large or complex property may require two weeks or more. The programme can extend when rooms must remain usable, finishes need careful protection, supply equipment needs third-party attention, or plastering and decorating are included.
Rewiring is disruptive. Expect periods without power, noise, dust, lifted floors and chased walls. Furniture and floor coverings may need to move. Discuss daily isolation and reconnection arrangements before work starts, particularly if anyone relies on powered medical equipment, works from home, has mobility needs or requires refrigerated medication.
Can You Stay in the House During a Rewire?
Sometimes, but moving out is usually safer, quicker and more comfortable. Whether occupation is workable depends on the size and layout, the contractor’s method and whether a secure, powered living area can be maintained.
Never assume essential services will remain available overnight. Agree in writing which rooms, power, lighting, cooking and hot-water arrangements will function at each stage. Families with young children, pets or vulnerable residents may find temporary accommodation the practical option.
Does Rewiring Damage Walls and Floors?
Usually, some opening-up is unavoidable. Electricians often chase plaster to conceal cables and lift selected floorboards or coverings to route wiring. With good planning, existing routes, voids and carefully chosen access points can reduce damage, but a genuinely concealed full rewire with no disturbance is rarely realistic.
Agree the finish standard before accepting a quotation. “Chases filled” may mean a serviceable base ready for a plasterer, not an invisible decorated wall. Photograph special finishes and discuss tiled bathrooms, original floorboards, cornices and built-in furniture during the survey.
How to Prepare for a House Rewire
- Decide where you need sockets, switches, lights, appliances, data points and future EV or solar provision.
- Clear shelves, cupboards and floor areas; move valuables and fragile items off site.
- Confirm who removes carpets, lifts flooring and moves heavy furniture.
- Back up computers and plan for internet, security and refrigeration downtime.
- Arrange access, keys, parking and building-management permissions.
- Schedule rewiring before new plaster, flooring, kitchens and decoration wherever possible.
- Record the agreed point schedule and mark positions on plans or walls.
How to Compare Electrician Quotations Fairly
Ask at least three suitable contractors to price the same written schedule. Each quote should state the circuits and number of points, consumer-unit specification, alarms, accessory range, testing, certification, Part P notification, making good, waste, programme, payment stages and VAT.
Check that the business is competent for the work and, where it will self-certify notifiable domestic work, registered with an appropriate Competent Person Scheme. Registration can be checked through the government-backed Electrical Competent Person register. Do not rely only on a logo in an advert.
A very low quotation may simply contain fewer points or exclude necessary work. Ask how variations will be approved and priced, and keep certificates, schedules and test results with the property records.
Certification, Part P and Electrical Safety
In England, a full house rewire is notifiable work under Part P of the Building Regulations. One common route is to employ a contractor registered with a relevant Competent Person Scheme, enabling the business to self-certify compliance and notify building control. Otherwise, building-control procedures must be arranged through the appropriate route.
On completion of a full rewire, you should receive an Electrical Installation Certificate (EIC) covering the new work and, for notifiable work, a Building Regulations Certificate of Compliance. An EICR is different: it reports on the condition of an existing installation at the time of inspection. It is not the installation certificate for a new rewire.
The work must be designed and installed safely in accordance with applicable regulations and standards. Rewiring is not a DIY project; it involves dangerous electrical work, specialist testing and legal compliance.
Get an Accurate London House-Rewire Quotation
Online ranges are useful for setting a budget, but the most reliable figure comes from a property inspection and a clear point-by-point specification. If you need an assessment or quotation, visit One Call Home Services’ Electrical Services in London page to discuss the property, scope and access arrangements.
Frequently Asked Questions
How much does it cost to rewire a three-bedroom house?
Allow approximately £4,450–£8,000 plus VAT in the UK, or £5,500–£10,000 plus VAT in London. The final price depends on floor area, access, occupation, number of points and finishes.
How much does a full house rewire cost in London?
Typical planning estimates run from about £3,500 for a straightforward one-bedroom flat to £15,500 or more for a five-bedroom house. An inspected, itemised quotation is essential.
Can you live in a house while it is being rewired?
It can be possible, but it often increases time, cost and inconvenience. Power interruptions, dust, open floors and chased walls make temporary accommodation preferable for many households.
How long does a complete house rewire take?
A small flat commonly takes four to seven working days; a three-bedroom house about six to ten days; and a larger or complex property up to two weeks or more.
Does rewiring add value to a property?
A documented modern installation may reassure buyers and remove a likely objection, but there is no guaranteed pound-for-pound increase. Safety and suitability are the primary reasons to rewire.
How often should a house be rewired?
There is no fixed rewiring interval. Condition and suitability determine need. NICEIC recommends an EICR for owner-occupied homes at least every ten years; different legal rules apply to rented homes.
Does a house rewire include plastering?
Not always. Basic filling of chases may be included, while final plastering, skimming and decoration are often separate. The quotation should state the exact finish.
Can a house be rewired without removing all the plaster?
Usually. Electricians can use selected chases, floor voids and accessible routes, so complete plaster removal is uncommon. Some wall and floor disturbance should still be expected.
Does an unsatisfactory EICR mean I need a full rewire?
No. It means the recorded defects require remedial action or further investigation. A competent electrician should explain whether repairs, a partial rewire or a full rewire is proportionate.
