⚡ Electrical Tips

Buying a House in Brisbane? Electrical Inspection Checklist (2026)

14 min readUpdated Jul 2026ARAaron · Licensed Electrician 1500996

Buying a house in Brisbane? Don’t skip the electrical inspection. I’ve been called out to dozens of homes across Capalaba, Cleveland, and the Redlands where new owners discovered electrical problems after moving in — outdated switchboards, no safety switches, dodgy DIY work, and sometimes serious safety hazards. In this guide, I’ll walk you through exactly what to check, what red flags to look for, and how much it costs to fix common electrical issues.

Why Electrical Inspections Matter When Buying a Home

Most buyers focus on the structure, plumbing, and pest inspection — but the electrical system is just as important. Electrical problems can be:

• Expensive to fix — switchboard upgrades cost $1,500-$4,000, rewiring costs $5,000-$15,000+
• Dangerous — outdated wiring, no safety switches, and DIY work can cause fires and electric shock
• Illegal — unlicensed electrical work can void your insurance and cause problems when you sell
• Hidden — most electrical problems aren’t visible during a casual walkthrough

An electrical inspection before you buy gives you:

• Peace of mind — you know the electrical system is safe and compliant
• Negotiating power — you can ask the seller to fix problems or reduce the price
• Budget planning — you know what upgrades you’ll need to do after moving in

In Queensland, the seller is not required to provide an electrical safety certificate when selling a home (unlike a pool safety certificate). That means the burden falls on you, the buyer, to check whether the wiring, switchboard, and safety switches are up to scratch. A building inspector will flag obvious issues, but they’re not licensed electricians — they won’t open the switchboard, test the safety switches, or assess the condition of hidden wiring.

That’s why a dedicated electrical inspection by a licensed electrician is one of the best investments you can make before signing a contract. It typically costs $250-$400 and can save you thousands in unexpected repairs.

What to Check During an Electrical Inspection

Here’s what you (or your inspector) should check:

1. Switchboard Age and Condition

What to look for:

• Age: If it’s more than 25 years old, it’s nearing the end of its lifespan
• Type: Ceramic fuse boxes are outdated and dangerous. Circuit breakers are better but still need to be in good condition
• Condition: Look for burn marks, corrosion, loose connections, or buzzing sounds
• Capacity: Does it have enough circuits for modern living? Most old homes have 6-8 circuits; modern homes need 15-20+

Red flags:

• Ceramic fuse box (needs immediate upgrade)
• Burn marks or discolouration (sign of overheating)
• Rust or corrosion (sign of water damage or age)
• Only 6-8 circuits (not enough for modern appliances)
• Asbestos in the switchboard backing board (common in homes built before 1980)

Cost to fix: $1,500-$4,000 for a switchboard upgrade. If asbestos is present, add $800-$1,500 for safe removal by a licensed asbestos removalist.

2. Safety Switches (RCDs)

What to look for:

• Are there safety switches in the switchboard? They have a “Test” button on them
• How many are there? You need at least 2 (one for power points, one for lighting)
• Do they work? Press the test button — they should trip immediately

Red flags:

• No safety switches (major safety risk)
• Only 1 safety switch (should have at least 2)
• Safety switches don’t trip when tested (they’re faulty)

In Queensland, safety switches have been required on all new power point circuits since 1992. If the home was built before then and hasn’t had an upgrade, it may have zero safety switches — which means a fatal electric shock risk, especially in wet areas like bathrooms and kitchens.

Cost to fix: $180-$300 per safety switch. Learn how to test your safety switches.

3. Wiring Type and Condition

What to look for:

• Age: Homes built before 1970 may have rubber-insulated wiring, which degrades over time
• Material: Some 1960s-1970s homes have aluminium wiring, which is more prone to overheating
• Condition: Look for frayed insulation, exposed wires, or signs of overheating

Red flags:

• Rubber-insulated wiring (needs replacement — it becomes brittle and cracks after 40-50 years)
• Aluminium wiring (needs special attention — connections must be re-terminated with approved connectors)
• Exposed or frayed wiring (immediate safety hazard)
• Burn marks on wires or connections (sign of overheating)
• Double-adapted power points (suggests not enough circuits — a sign of overloaded wiring)

Cost to fix: $5,000-$15,000+ for a complete rewire. Aluminium wiring doesn’t always need full replacement — sometimes re-terminating connections at the switchboard and power points is enough, which costs $800-$2,000.

4. Power Points and Light Switches

What to look for:

• Are there enough power points in each room? Modern homes need 2-4 per room
• Do they work? Test a few with a phone charger or lamp
• Are they in good condition? Look for cracks, burn marks, or looseness
• Are there power points in the kitchen and bathroom? These are essential
• Are bathroom and kitchen power points on their own RCD-protected circuit?

Red flags:

• Only 1-2 power points per room (not enough for modern living)
• Cracked or damaged power points (safety hazard)
• Burn marks or discolouration (sign of overheating)
• No power points in kitchen or bathroom (major inconvenience)
• Power points that feel warm to the touch (wiring fault behind the wall)

Cost to fix: $120-$250 per power point installation.

5. Lighting

What to look for:

• Are there enough lights in each room?
• Do they work? Test the switches
• What type of bulbs do they use? Old halogen downlights are inefficient and fire-prone
• Are there outdoor lights for security?

Red flags:

• Halogen downlights (fire risk — they run at 200°C+ and can ignite nearby timber if insulation shifts)
• Flickering lights (loose wiring or incompatible dimmer)
• Not enough lighting (expensive to add later, especially if walls are already closed in)
• No outdoor lighting (security risk)

Cost to fix: $80-$150 per downlight replacement (halogen to LED), $150-$300 per new light fitting.

6. Compliance Certificates

What to look for:

• Ask the seller for electrical safety certificates for any electrical work done in the last 90 days
• If they can’t provide certificates, the work may have been done by an unlicensed person
• Check whether the work was done by a licensed electrician — ask for their licence number

Red flags:

• No compliance certificates for recent work
• Seller admits work was done by “a mate” or DIY
• Visible wiring that doesn’t look professional (untidy cables, wrong cable clips, no junction boxes)

Cost to fix: Variable — may need to have work inspected and redone by a licensed electrician. Worst case, you may need to rewire sections that were done incorrectly.

7. Air Conditioning

What to look for:

• Is there air conditioning? Brisbane summers are brutal without it
• What type? Split systems are most common and efficient
• How old is it? Units more than 15 years old are nearing end of life
• Does it work? Turn it on and check it cools (or heats in winter)
• Is the unit the right size for the room? An undersized unit runs constantly and costs a fortune in electricity

Red flags:

• No air conditioning (expensive to install later)
• Old unit (15+ years) — may need replacement soon
• Unit doesn’t work — could be a $500-$2,000 repair or full replacement
• Unit is very noisy (worn bearings or loose components)
• No isolation switch near the unit (required by current standards)

Cost to fix: $1,600-$3,500 for a new split system installation. See our guide on split system running costs in Brisbane to understand ongoing expenses.

8. Outdoor Electrical

What to look for:

• Are there outdoor power points? Essential for tools, Christmas lights, and outdoor entertaining
• Are they weatherproof? Look for IP-rated covers
• Are there outdoor lights for security?
• Is there a dedicated circuit for outdoor equipment (pool pump, spa, shed)?

Red flags:

• No outdoor power points (inconvenient and unsafe to use extension cords)
• Non-weatherproof outdoor power points (safety hazard — water ingress can cause short circuits)
• No outdoor lighting (security risk)
• Overhead cables sagging low (dangerous, especially near trees or pools)

Cost to fix: $150-$300 per outdoor weatherproof power point, $200-$400 per outdoor light installation.

Pre-Inspection DIY Checklist: What You Can Check Yourself

You don’t need to be an electrician to spot some electrical red flags during a house viewing. Here’s what you can check yourself before you even book a professional inspection:

Quick Visual Checks (5 minutes)

• Open the switchboard: Is it modern (circuit breakers) or old (ceramic fuses)? Any burn marks or rust?
• Count safety switches: Look for the “Test” button. How many are there?
• Check power points: Are there cracks, burn marks, or discolouration? Do they feel warm?
• Look at the lights: Are they halogen (very hot, yellowish) or LED (cool, bright white)?
• Check outdoor areas: Any exposed wiring? Sagging cables? Weatherproof covers on outdoor power points?

Questions to Ask the Seller or Agent

• “When was the last electrical work done on the house?”
• “Was the work done by a licensed electrician? Can I see the compliance certificate?”
• “Has the switchboard been upgraded?”
• “Are there safety switches on all circuits?”
• “Is the wiring original or has it been replaced?”
• “Have there been any electrical issues — tripping circuits, flickering lights, burning smells?”
• “Is there asbestos in the switchboard?” (relevant for homes built before 1985)

If the seller or agent can’t answer these questions confidently, that’s a red flag in itself. A well-maintained home should have records of electrical work.

Electrical Inspection Costs in Brisbane

Here’s what electrical inspections cost in Brisbane in 2026:

Amplus Electrical & Air pricing:

• $150 per hour for inspections — flat rate, no surprises
• No call-out fee — we don’t charge for travel
• Detailed report included — you get a written report with photos and recommendations

For most 3-4 bedroom homes, a comprehensive inspection costs $250-$350. That’s a small price to pay when the average switchboard upgrade alone costs $2,200.

Real Examples: Electrical Issues We’ve Found During Pre-Purchase Inspections

Example 1: 1970s Fuse Box in Capalaba

The home: 3-bedroom house built in 1972.

What we found:

• Original ceramic fuse box with 6 circuits
• No safety switches
• Only 2 power points in the lounge room
• No outdoor power points
• No air conditioning

Estimated upgrade costs:

• Switchboard upgrade: $2,200
• 4x safety switches: $600
• 6x additional power points: $1,200
• 2x outdoor power points: $400
• Air conditioning: $2,800
• Total: $7,200

Outcome: Buyer negotiated a $7,000 price reduction to cover the electrical upgrades.

Example 2: DIY Electrical Work in Cleveland

The home: 4-bedroom house built in 1985.

What we found:

• Switchboard was in good condition with safety switches
• But we found evidence of DIY work: non-compliant power point installations, incorrect wiring in the shed, and no compliance certificates
• The shed had been wired by the owner without a licence — a major safety hazard

Estimated upgrade costs:

• Fix DIY power points: $400
• Rewire shed: $800
• Compliance certificates: $200
• Total: $1,400

Outcome: Buyer negotiated a $1,500 price reduction and required the seller to fix the shed wiring before settlement.

Example 3: Aluminium Wiring in Alexandra Hills

The home: 3-bedroom house built in 1968.

What we found:

• Original aluminium wiring throughout the home
• Multiple loose connections causing overheating
• Original switchboard with ceramic fuses
• No safety switches

Estimated upgrade costs:

• Complete rewire with copper: $12,000
• Switchboard upgrade: $2,200
• Safety switches: $600
• Total: $14,800

Outcome: Buyer walked away from the purchase — the electrical upgrade costs were too high.

Example 4: Good Electrical Condition in Thornlands

The home: 4-bedroom house built in 2005.

What we found:

• Modern switchboard with circuit breakers and 4 safety switches
• Adequate power points in all rooms
• Split system air conditioning in good condition (8 years old)
• Outdoor power points and lighting
• Compliance certificates for recent work

Estimated upgrade costs:

• None — electrical system in good condition
• Total: $0

Outcome: Buyer proceeded with the purchase, confident the electrical system was safe and compliant.

Example 5: Asbestos in Switchboard in Victoria Point

The home: 3-bedroom house built in 1965.

What we found:

• Original switchboard with asbestos in the backing board
• Ceramic fuse box with 6 circuits
• No safety switches
• Old rubber-insulated wiring showing signs of degradation

Estimated upgrade costs:

• Asbestos removal: $1,200
• Switchboard upgrade: $2,500
• Safety switches: $600
• Partial rewire: $8,000
• Total: $12,300

Outcome: Buyer negotiated a $12,000 price reduction to cover the electrical and asbestos upgrades.

How to Use Electrical Inspection Results

Once you have the inspection report, you have 3 options:

1. Proceed with the Purchase

If the electrical system is in good condition, you can proceed with confidence. Keep the report for your records — it’s useful for insurance purposes and future reference when you decide to do upgrades.

2. Negotiate a Price Reduction

If there are electrical issues, use the inspection report to negotiate. Here’s how:

• Get the report in writing — a verbal “the electrics need work” won’t cut it with a seller or their agent
• Attach cost estimates — your inspector should provide itemised costs for each issue found
• Ask for a price reduction OR repairs before settlement — the seller can either reduce the price by the estimated upgrade cost, fix the issues before settlement, or provide a credit at settlement for you to do the work
• Be prepared to walk away — if the seller won’t budge and the issues are serious, there are other houses

In my experience, most sellers will negotiate when presented with a professional report showing real costs. They’d rather reduce the price by $3,000 than lose the sale entirely.

3. Walk Away

If the electrical issues are too severe (like aluminium wiring, major safety hazards, or asbestos), you may decide to walk away. The $300 you spent on the inspection just saved you from a $15,000+ mistake. That’s a great return on investment.

Why Choose Amplus Electrical & Air for Pre-Purchase Inspections?

1. Local Expertise

I’ve been inspecting homes in Capalaba and the Redlands for over a decade. I know the common issues in local homes — the aluminium wiring in 1960s Alexandra Hills homes, the asbestos switchboards in Victoria Point, the ceramic fuse boxes in older Capalaba properties. I know what to look for and where to find it. Over a decade of local inspections means I’ve seen pretty much every electrical issue a Brisbane home can throw up.

2. Comprehensive Reports

We provide detailed written reports with photos, findings, and cost estimates. You’ll know exactly what you’re buying, what needs fixing, and how much it will cost. No surprises after settlement.

3. Licensed and Insured

We’re fully licensed (QLD Electrical Contractor Licence #1500996) and insured. Our inspections are thorough and professional — not a quick once-over.

4. Transparent Pricing

We charge $150/hour with no call-out fee. Most inspections cost $250-$400 including a detailed written report with photos and cost estimates. You’ll know the cost upfront before we start.

5. Fast Turnaround

We can usually inspect within 24-48 hours and provide the report within 24 hours of the inspection. When you’re in a competitive market with settlement deadlines, speed matters.

6. We Do the Work Too

If the inspection finds problems, we don’t just hand you a report and walk away. We can quote on and complete any recommended upgrades — switchboard replacements, safety switch installations, rewiring, power points, whatever’s needed. That means one licensed electrician from inspection to completion, not a chain of different tradies. And if you’d rather use your own sparky, the report is yours to keep with no obligation.

📞 Call Aaron on 0419 014 146 to book your pre-purchase electrical inspection.
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Frequently Asked Questions

How much does an electrical inspection cost?

Electrical inspections cost $150-$600 depending on the scope. At Amplus, we charge $150/hour with no call-out fee. Most pre-purchase inspections cost $250-$400.

How long does an electrical inspection take?

A basic inspection takes 1-1.5 hours. A comprehensive inspection takes 2-3 hours. A full audit takes 3-4 hours.

Do I need an electrical inspection when buying a house?

It’s not legally required in Queensland, but it’s highly recommended. Electrical problems can be expensive and dangerous. An inspection gives you peace of mind and negotiating power.

What does an electrical inspection cover?

We check the switchboard, wiring, power points, light switches, lighting, safety switches, air conditioning, and outdoor electrical. We provide a detailed report with findings and cost estimates.

Can you inspect the electrical system during a building inspection?

Building inspectors do a visual check, but they’re not electrical experts. For a thorough electrical inspection, you need a licensed electrician who can open the switchboard, test circuits, and assess wiring condition.

How quickly can you do an inspection?

We can usually inspect within 24-48 hours of your request. We provide the report within 24 hours of the inspection.

What if the inspection finds problems?

You can negotiate a price reduction, ask the seller to fix the issues before settlement, or walk away. The inspection report gives you the information you need to make an informed decision.

Do you inspect rental properties?

Yes. We inspect rental properties for landlords and property managers. We can also provide compliance certificates for rental properties.

Can you provide a quote for the upgrades?

Yes. Our inspection report includes cost estimates for any recommended upgrades. We can also provide a detailed quote if you decide to proceed with the work.

Do you serve all the Redlands?

Yes. We serve Capalaba, Cleveland, Alexandra Hills, Thornlands, Victoria Point, and all surrounding suburbs across Brisbane’s Bayside and Redland City.

Aaron Ross is a licensed electrician and owner of Amplus Electrical & Air in Capalaba, Brisbane. He holds Queensland Electrical Contractor Licence #1500996. Amplus serves Brisbane, the Redlands, and Bayside suburbs with electrical inspections and services.