How Much to Rewire a House

Rewiring a home is one of the most substantial electrical investments a homeowner can make. If you are considering rewiring your property,  it is essential to understand the likely cost, what factors drive that cost, and how to budget ahead. In this guide I will explain typical UK price ranges, the variables that change the cost, what the quote should include, common hidden costs, and how to choose a qualified electrician so you can proceed confidently.

Typical Cost Ranges in the UK

To give a realistic starting point for budgeting, rewiring costs across the United Kingdom typically fall into the following ranges. For a small one-bed flat the cost is often around £3,000 to £4,800. For a two-bed property the cost might move into the region of £3,500 to £5,800. For a three-bed house a realistic expectation is between about £4,450 and £8,000. For larger homes with four or more bedrooms costs frequently rise into the £6,000 to £12,500 range, sometimes more depending on complexity. These figures include labour and basic materials but exclude major decoration, flooring repairs or high-end fixtures.

It is worth emphasising that these figures are averages. Some smaller jobs in very accessible homes might cost less, perhaps £2,000 to £3,000 in favourable conditions. Conversely, for large detached houses or period properties with difficult access the cost can exceed £10,000 or more.

What Influences the Cost

There are several key factors that impact how much rewiring will cost. The size of the property is the most obvious. Larger houses or more floors mean longer cable runs, more sockets, switches, lighting points and increased labour time. The layout and construction type also make a difference. A property with solid walls or thick floors can take longer to work in than one with accessible cavities or timber floors.

The age and condition of the existing installation matter significantly. If the wiring is old and non-compliant, the electrician may need to replace more than just the cables the consumer unit (fuse box), earthing and bonding might all need upgrading. Older homes may also contain hard-to-access wiring routes, meaning more work to remove or reroute. Location is another factor. Labour costs in London or higher cost regions tend to be above the national average, and availability of electricians may affect timing and price. Also material and finishing choices influence cost. Standard white sockets and switches cost less than designer brands or specialised smart home accessories. If you take the opportunity to include future-proofing such as additional circuits for electric vehicle charging or smart heating controls, the scope (and cost) increases accordingly.

What Your Quote Should Include

When obtaining quotes from electricians it is critical to check what is included to avoid surprises later. The quote should cover removal of the old wiring, supply and installation of new cabling, sockets, switches and lighting points, installation of a modern consumer unit with residual current device protection and circuit breakers, full testing and certification in line with British Standard BS7671 and compliance with Building Regulations Part P. Make sure the quote covers any required provision for access such as lifting floorboards or opening walls, and minor repairs such as refilling chased walls or fitting new back-boxes for switches and sockets. Ask also whether materials and fixtures (for example faceplates, sockets) are included, and whether any plastering or decoration is part of the job. Very often the cost of redecoration after rewiring is separate and can add noticeably to overall expense.

Hidden and Additional Costs to Consider

There are some extra costs that often catch homeowners out. If rooms are furnished you may need to move furniture or temporarily relocate. If the property remains occupied during the work the electrician may schedule work room by room, which can extend the time and increase labour cost. Flooring may need lifting or replacement, walls may need chasing and replastering, particularly in properties with old solid construction. Temporary accommodation may be required if the work severely impacts daily living. These costs are not always included in rewiring quotes. If you plan to integrate future technologies such as EV charging circuits, smart lighting or upgraded heating controls at the same time the cost increases. Some homeowners choose to phase rewiring, but partial rewires often cost more per point of installation than a full rewire because of repeated setup, isolation and disruption.

Budgeting for a Property

If you own a mid-terrace three-bedroom house and you are looking to have a full rewire, a sensible budget might be in the region of £5,000 to £8,000. If your property is larger, renovated or has specialist finishes then budgeting £8,000 to £12,000 would not be excessive. For a two-bed home the cost may fall towards £4,000 to £6,000, assuming good access and no major structural issues. It is wise to allow a contingency of 10 to 20 per cent above the quote to cover unforeseen issues such as hidden wiring, asbestos, or plaster repairs.

Why Cost Varies Between Full and Partial Rewires

A full rewire replaces all the wiring, switches, sockets, lighting circuits and consumer unit throughout the property. This makes it more cost-effective per circuit because the tradesman is working throughout the house continuously. A partial rewire might involve replacing only certain circuits or an extension. While it may appear cheaper initially, it often costs more per-metre of wiring and may leave older sections of wiring in place that require separate future attention. Inconsistent wiring standards across the property may also reduce resale value or fail to meet landlord compliance requirements. If you are updating your wiring anyway it is often more economical in the long term to do it comprehensively rather than piecemeal.

Regulations and Certification

Under UK regulations any significant electrical work in a home must comply with the IET Wiring Regulations (BS7671). In England and Wales domestic electrical work must adhere to Building Regulations Part P. When an electrician completes a rewire they should provide a full Electrical Installation Certificate and, if required, a Building Regulations Compliance Certificate. This documentation is important for your home insurance, resale and landlord compliance. Landlords must ensure the electrical installation is inspected every five years or at each change of tenancy. If wiring is dated and unsafe then the cost is not just the inconvenience it is potential legal liability. Part of the wiring cost covers the documentation and testing that ensures compliance.

Choosing the Right Electrician

Picking a well-qualified electrician is just as important as budgeting correctly. You should look for a contractor registered with a recognised body such as NICEIC, NAPIT or ELECSA. Registration means the electrician is independently assessed, works to required standards, provides warranty cover and can self-certify to building control where needed. Before accepting a quote check that the electrician’s public liability insurance is current, ask for a breakdown of what is included, confirm the expected timescale, ask about clean-up and repairs and ensure you will receive certification at the end. Get at least two or three quotes, do not simply choose the cheapest. The lowest quote might exclude important items, result in longer disruption or use lower grade materials.

Real-World Example

Suppose you own a four-bedroom detached property, built in the 1970s, and you plan to have a full rewire including upgraded sockets, USB integrated outlets, and a dedicated circuit for an EV charger in the garage. The existing wiring is rubber-insulated and the consumer unit is of an old style lacking RCD protection. On obtaining three quotes you might receive the following figures: one contractor £7,800, another £9,200, and a third £8,600. The variations reflect the number of man-days estimated, the type of materials (standard versus premium finish), inclusion of plaster repair and the inclusion of the EV charger circuit. You would then budget perhaps £9,000 to allow for contingency and redecorating afterwards.

Common Mistakes That Inflate Costs

One error homeowners often make is failing to agree on the scope before the work begins. If during the job you decide to add extra sockets, lighting or control points then cost invariably increases and time is extended. Another mistake is choosing a contractor purely based on price without verifying qualifications or scope. A quote that excludes certification, plastering or consumer unit upgrade may seem cheap but incurs additional cost later. Some homeowners also underestimate the disruption and do not factor in the cost of moving furniture, decorating afterwards or relocating occupants. Finally delaying the rewiring too long can cause further deterioration of wiring, leading to spiralling costs when hidden damage becomes exposed.

Questions Frequently Asked

If I only need part of my house rewiring can I save a lot of money? Yes you may save initially but you may end up paying more per point and still have mismatched wiring, which could affect safety and resale. Should I remain in the property during rewiring? It is possible but it may lengthen time and you will need to accept power outages, noise and dust. Does rewiring increase property value? A rewired property gives assurance, aligns with modern standards and may increase value or ease sale. Should I budget extra beyond the electrician’s quote? Yes it is wise to allow 10 to 20 per cent extra for contingency and post rewiring repairs such as plastering and decorating.

Conclusion

Rewiring a property is a major undertaking but one that brings substantial long term benefits in terms of safety, compliance and future-proofing. By understanding typical costs in the UK, the factors that drive those costs, what to look for in a quotation and how to select a qualified electrician,  you can plan confidently. Budget realistic amounts, confirm full scope, and factor in extra costs to avoid surprises. By investing properly you ensure your home’s electrical system meets modern demands, increases its value and gives you peace of mind for years ahead.