F & A Electrical is an NICEIC Approved Contractor working across Edgware HA8 and Burnt Oak — Station Road and the High Street, the Edgware Road and Whitchurch Lane, Hale Lane and Deansbrook Road, Edgwarebury Lane and Stonegrove, Spur Road, Camrose Avenue and Barnfield Road, Watling Avenue, Burnt Oak Broadway and Orange Hill Road. We do EICRs, fuse board replacements, fault finding, rewires, extra circuits, EV chargers and landlord and commercial work. We are based at Ten 87 Studios, Markfield Road, Tottenham N15, which is roughly 35 minutes across — the North Circular to Staples Corner and up the A5, or the A1 Watford Way to Apex Corner. Both of those pinch in the morning, so we would rather give you a window we can keep than a number that sounds good on a website. Part P registered, working to the current edition of BS 7671, £5m public liability, 9.32/10 from 242 Checkatrade reviews. Call 07407 627542 or 07500 721453.
HA8 is really three jobs sharing one postcode. There is old Edgware along the Roman road, with the 1920s and 1930s suburb that filled in behind it once Edgware station opened in 1924. There is the Watling Estate at Burnt Oak — about four thousand houses and flats the London County Council built between 1924 and 1930, now a conservation area and largely owner-occupied. And there is the new build: Stonegrove rebuilt in the last decade, and a very large town centre scheme consented over the Broadwalk site. A 1927 estate house, a 1935 semi off Hale Lane and a 2024 flat with a heat pump are three different conversations, and this page keeps them apart.
What we do in Edgware and Burnt Oak
- EICRs for homeowners, landlords, HMO licence applications and solicitor-led sales, with the report and the remedial quote the same day where we can.
- Fuse board and consumer unit replacement — RCBO boards, with the earthing and bonding corrected in the same visit rather than written down and left for somebody else.
- Fault finding — tripping RCDs, dead sockets, a dead lighting circuit, water in an outside circuit, a burning smell you cannot place.
- Main earthing and main protective bonding, including TT conversions where the network cannot provide an earth.
- Rewires, partial rewires and single circuits — showers, cookers, kitchens, garden offices, garages, loft rooms.
- EV charge points where there is off-street parking, and an honest answer where there is not.
- Landlord and HMO compliance — EICR, fire alarm, emergency lighting and PAT, planned as one visit where the building allows it.
- Commercial — shops, salons, food units, offices, three-phase intakes and maintenance along the parades.
Which council are you in? HA8 is split three ways
The Edgware Road is the Roman Watling Street, and it has been an administrative boundary for a very long time — it was the old line between the Edgware and Little Stanmore parishes, and it still separates boroughs today. Most of Edgware east of it, and the Barnet side of Burnt Oak, is the London Borough of Barnet. Streets on the far side run into Harrow, and the southern end of HA8 towards Queensbury touches Brent. Both Barnet and Harrow have a ward called Edgware, which is why two neighbours on the same road can be dealing with two different councils.
For the certificate it makes no difference at all. We are Part P registered through our own scheme, so the notification goes through us wherever the house sits. It matters for four other things, and they are the four that cost people money:
- Licensing. If you let the property, check the council’s current scheme for your street — and in HA8 that means establishing which council first.
- Building Control records. A loft conversion or a 2009 board change was signed off by one borough or the other. If you are selling and the paperwork has gone missing, you need to ask the right one.
- Anything on the outside. A meter box, an external light, a charge point, a cable clipped along a frontage — the planning department you ask depends on which side of the road you are on.
- Conservation areas and Article 4 directions. These are drawn borough by borough and street by street. The Watling Estate is Barnet’s.
So when you ring, give us the full postcode rather than just “Edgware”. It takes ten seconds and it stops a conversation going wrong later. For the streets the other side of the A1 and A41 see our pages for Mill Hill NW7 and Hendon NW4 and Golders Green NW11; electrician in North London has the wider picture.
Our prices in HA8 — labour and certification only
These are labour and certification, inclusive of VAT. Materials — board, accessories, fittings, cable — are itemised separately so you can see what you are paying for. Standard labour is £90 per hour plus VAT and the minimum charge is £108 inc VAT; nothing we do costs less than that. Out of hours is £60 plus VAT per half hour on top.
Inspection, testing and reports
| Job | Labour + certification |
|---|---|
| Attend, trace the fault, make safe (first hour) | from £108 — comes off the job if you go ahead |
| EICR, 1–2 bed flat | from £140 |
| EICR, 3 bed house or maisonette | from £170 |
| EICR, 4 bed house | from £200 |
| EICR, 5 bed or large semi | from £250 |
| EICR, large detached or more than one board | £300–£400 |
| HMO EICR | £250–£500 by room count and number of boards |
| Commercial EICR | from £220, quoted per circuit on survey |
| PAT testing | around £5 per appliance, £108 minimum visit |
| Emergency lighting, annual test and certificate | from £180 up to 10 luminaires |
Installation and remedial work
| Job | Labour + certification |
|---|---|
| Consumer unit, 6-way, flat or small house | from £550 |
| Consumer unit, 10-way, typical 3-bed semi | from £650 |
| Consumer unit, 12-way or more, larger house | from £750 |
| Board and EICR in the same visit | from £690 |
| New 16 mm² main earthing conductor | from £180 |
| Main bonding to gas and water, both within reach | from £180 |
| Long or awkward bonding run — front meter box to a rear board | £240–£420 |
| Earth electrode installed and tested | from £300 |
| Full TT conversion — electrode, 100 mA S-type main switch, all-RCBO board, bonding | from £850 |
| Earthing and bonding done alongside other work | from £108 |
| Extra circuit — shower, cooker, garage, garden office | from £240 depending on the route |
| Partial rewire | £1,600–£3,000 |
| Rewire, 1–2 bed flat | £2,200–£3,200 |
| Rewire, 3 bed flat or maisonette | £3,000–£4,500 |
| Rewire, 2–3 bed Watling Estate or 1930s semi | £3,500–£5,500 |
| Rewire, 4 bed house | £4,500–£8,000 |
| Rewire, large detached off Edgwarebury Lane or Stonegrove | £6,500–£10,000 |
| EV charge point, off-street parking | from £450 |
| Method statement and cable-route plan for a listed building | from £240 |
Our full price list covers the smaller jobs, and EICR cost in London and fuse board replacement explain what moves a price up or down.
What we actually find in HA8
- A main earth clamped to a water pipe that is no longer metal. Thames Water has renewed a great many services in blue plastic at the boundary, and the clamp in the cupboard stayed where it was. The installation then has no means of earthing at all, which is the most serious thing we find in any postcode. What “no main earth” means explains it properly, and a new board on a dead earth is a new board with the same problem.
- Bonding that never followed the meter outside. When a gas meter moved to an external box — common along the Edgware Road, Watford Way and Hale Lane frontages — the bond was often left clamped to the old internal position or dropped altogether. We also still find 6 mm² where 10 mm² is wanted on a PME supply. Main bonding cost in London sets out the sizes, the clamp positions and what each version costs.
- Aged-out boards behind perfectly sound wiring. The 1930s semis off Deansbrook Road, Hale Lane, Edgwarebury Lane, Camrose Avenue, Barnfield Road and Rectory Lane were largely rewired in the 1970s or 1980s and that wiring is often fine. What has aged out is the board — a rewirable or early plug-in unit with no RCD protection. That is a board from £550, not a rewire, and anyone quoting a rewire without testing the circuits first has not looked.
- Watling Estate houses with the board where the 1927 meter cupboard was. Right-to-buy estate houses have usually been rewired once, extended at the back and had the kitchen knocked through, and the board has stayed in the original recess by the front door with the newer circuits fed back to it. It works, but the earthing, the bonding and the available ways are what need looking at.
- Big houses cut into flats on one original intake. Off Stonegrove, Station Road, Whitchurch Lane and the Edgware Road, with twin-and-earth sub-mains run up the common stair and no way for a top-floor tenant to isolate without getting into somebody else’s hallway. On a tenanted building that is a real finding, not a technicality.
- Loft conversions and rear extensions with no paperwork. Spurred off a first-floor lighting or socket circuit, no certificate, no Building Control record — and in HA8 the record could be with either of two boroughs, which is why we ask the postcode first.
- Water in the garden circuits. The Silk Stream, Deans Brook and Burnt Oak Brook all run through HA8 on their way to the Brent, and the long back gardens on that low ground never really dry out. Buried flat twin-and-earth to a shed, a garden office, a gate motor or a pond pump is the circuit that trips first every autumn. We price that on circuit count and route, never on the number of bedrooms.
- Flats above the shops. On Station Road, the High Street, Burnt Oak Broadway and Watling Avenue the stair lighting is frequently fed from the shop below, so when the shop shuts off the common parts go dark. See EICRs for a shop with flats above.
The Watling Estate — a conservation area people do not realise they live in
The LCC took the decision in 1924 and the estate was laid out by the architect George Forrest. The first residents moved in during April 1927 and all of it — roughly 4,000 dwellings, about 3,600 houses and 400 flats, at a little under eleven homes to the acre — was finished by 1930. It is garden-city planning with an Arts and Crafts accent: red brick, clay tile roofs, dormers, tall chimneys, terraces and semis set around greens. The shop parade on Watling Avenue went up in 1930; the covered market opened in December 1960 and stopped trading around 2015. Barnet’s character appraisal statement for the Watling Estate Conservation Area was approved in April 1998, and there are two Grade II listed buildings inside it — St Rose’s Convent and its gatehouse on Orange Hill Road, both listed in 1983.
What that means for electrical work splits three ways, and it is worth being clear because people are told some odd things:
- An unlisted house inside a conservation area: nobody controls the electrics inside it. Chase the walls, move the board, add circuits — the work is notified through our NICEIC registration under Part P and that is the end of it.
- The outside is different. A meter box, an external light, an alarm box, a charge point or a cable run along a frontage can be controlled, and where an Article 4 direction is in force the permitted development rights for external alterations are removed. Article 4 directions are drawn street by street rather than published as one national list, so the honest answer is to ask the council for your specific address before anything is fixed to a wall — not after.
- If the house is listed, internal work can need listed building consent in its own right, and the Class D permitted development right for a wall-mounted EV charge point does not apply within the curtilage at all. Listed building consent has no application fee and an eight-week determination period. Our page on rewiring a listed or conservation-area property goes through it in full.
On a Watling house the practical answer is nearly always a board, the earthing and bonding put right, and a handful of circuits brought up to date — not the full rewire somebody will offer you on the doorstep. Where a cable does have to go on a frontage, we plan the route before we quote it.
Edgware town centre, Stonegrove and the newer flats
Two large schemes have changed the north end of HA8 and will keep changing it. Stonegrove and Spur Road — 1960s and 1970s towers and maisonette blocks — was rebuilt by Barratt with Barnet Council and Family Mosaic: 603 original homes replaced by 937, with demolition of the last of the old blocks completed in 2018. And Ballymore and Places for London hold outline consent for the Edgware town centre redevelopment on the Broadwalk Centre site, which the shopping centre’s owner bought in 2020: 3,365 homes plus 463 student rooms, 1,150 of them affordable, with a new bus interchange, green space along Deans Brook, and air source heat pumps, solar and green roofs rather than gas. Barnet granted outline permission in July 2025 and the Mayor let it proceed in April 2026. That is a scheme measured in decades, not months.
In a flat in any of this, the questions are completely different from the ones in a 1930s semi. The installation is usually sound; what bites is capacity and access:
- No spare ways. A board change in a flat only a few years old surprises people, but a fully populated 10-way board with nowhere to put a car charger or a studio circuit is exactly that conversation.
- The board or meter is in a communal riser. Isolation and access go through the freeholder or the managing agent, and that has to be arranged before we turn up, not on the day.
- EV charging is a permission question first. Who owns the bay, who owns the wall, and what the lease says — then we look at the supply. No wall point for a car parked on the street, and no cable across a public footway; cross-pavement channels are a council scheme, not something an electrician fits unilaterally.
- All-electric flats have nothing to bond on the gas side. With heat pumps and no gas service, an absence of gas bonding is correct rather than a defect — but it has to be recorded in words on the certificate, not left as a blank box, or the next inspector codes it. Main bonding covers when bonding is genuinely not required.
Landlords and HMOs in HA8
A rented home in England needs a satisfactory EICR at least every five years and at the start of a new tenancy. Any C1, C2 or FI makes the report unsatisfactory and the remedial work is due within 28 days, or sooner if the report says so — and a C1 is the definition of sooner. We give you the report, a priced list of the remedials and a clear statement of what has to happen now rather than at the next inspection.
The rental stock in HA8 is mostly ex-council Watling Estate houses, the flats above the Watling Avenue and Burnt Oak Broadway parades, divided houses along the Edgware Road and Stonegrove, and newer leasehold flats. Licensing is the council’s own scheme, so check the current scheme for your street — and work out which borough you are in first. HMO EICRs, smoke and heat alarm rules for landlords and PAT testing cover the rest of the compliance set, and we will put an EICR, the alarms and the PAT into one visit where the building allows it.
Shops, offices and the HA8 parades
Commercially, HA8 is Station Road and the High Street, Burnt Oak Broadway and Watling Avenue, the Hale Lane parade, the Edgware Road frontages and the workshop and trade units off Edgware Way. We do commercial EICRs priced per circuit rather than per square foot, three-phase intakes, distribution board changes, lighting and emergency lighting, and planned maintenance. Two things worth saying plainly: a unit that has been through four tenants always has undocumented additions behind the counter, so budget for remedials and not just the report; and the landlord’s supply for the flats above wants separating at fit-out, while the ceiling is open, rather than being argued about two years later. See commercial EICR cost and three-phase work.
One practical note on scheduling. Edgware has a large Jewish community and a number of kosher food businesses along the parades. We work Sunday to Friday, we will not book a Friday afternoon power-off in winter, and if you need an isolation planned either side of Shabbat or a festival — or a time switch set on a lighting or hotplate circuit, with the switch reachable and the circuit still properly protected — say so when you call and we will work round it.
Nearby areas we cover
Across Barnet: Colindale and Grahame Park NW9 — directly south over the Burnt Oak boundary · Mill Hill NW7 · Hendon NW4 and Golders Green NW11 · Finchley N3, N12 and N2 · Whetstone and Totteridge N20 · High Barnet and Chipping Barnet EN5 · East Barnet and New Barnet EN4 · Friern Barnet and New Southgate N11. Borough-wide pages: EICR Barnet, fuse board replacement in Barnet, consumer unit replacement in Barnet, emergency electrician Barnet and EV charger installation in Barnet. HA8 addresses west of the Edgware Road are in Harrow — we do cross the road, so ring and ask. The full list is on our London service areas page, and every question we get asked is answered with London prices in our electrical guides.
Questions we get asked in Edgware
My Watling Estate house has the original fuse board. Do I need a rewire?
Probably not. Most of these houses were rewired once, somewhere between the 1970s and the 1990s, and that wiring frequently tests fine. What has aged out is the board, the main earthing and the bonding. We test the circuits first — insulation resistance, continuity, earth fault loop impedance — and then tell you which it is. A board with RCBOs, the earthing conductor renewed and the bonding corrected is typically £650 to £900 of labour on a house like that, against several thousand for a rewire you may not need.
Which council do I deal with — Barnet or Harrow?
It depends on which side of the Edgware Road you are, and the HA8 postcode on its own will not tell you. Send us the full postcode and we will tell you before anything else happens. It does not change the certificate — we notify through our own Part P scheme either way — but it decides licensing, which borough holds the Building Control record for an old loft conversion, and who you ask about anything fixed to the outside of the house.
Can I have an EV charger on a house in the Watling Estate conservation area?
Usually yes, if you have off-street parking. The charger itself is electrical work we notify; the question is the unit and the cable on the elevation. Where an Article 4 direction applies, the permitted development rights for external alterations have been removed, so it is checked with the council for your address first. If the building is listed, the Class D permitted development right does not apply within the curtilage at all. If the car is parked on the street, the honest answer is no — no wall point, and no cable across a public footway. Cross-pavement channels are a council scheme, and we will tell you that rather than sell you something unusable.
How quickly can you get to Edgware from Tottenham?
Around 35 minutes when the roads behave, by the North Circular to Staples Corner and up the A5, or the A1 to Apex Corner. In the morning both of those add time, and we are not going to promise you fifteen minutes. For an emergency we will tell you honestly whether we can be there today, and if we cannot we say so rather than booking you in and letting it slide.
My new flat has no gas and the report says no main bonding. Is that a fail?
Not in itself. The duty is to bond metal services that could bring earth potential in from outside. If the flat is all-electric with a heat pump and a plastic water service, there may be nothing that qualifies, and an absence is then correct. What matters is that the inspector has written down that he looked and why there is nothing to bond, instead of leaving a blank. If yours has been coded C2 on that basis, it is worth a second look — our main bonding page sets out the actual requirement.
Do you do landlord EICRs on a flat above a shop on Watling Avenue?
Yes, and they are worth doing properly. On those parades the stair and common-part lighting is often fed from the shop’s supply, the flat’s board can be behind a counter or in a cellar, and the intake arrangement is rarely what the deeds suggest. We need access to both the flat and the shop’s intake to test it honestly, so we will ask you to arrange that before the visit rather than find out on the day.
What is the least a visit can cost?
£108 including VAT. That is one hour at our standard rate and it covers attending, tracing a fault and making safe — and it comes off the price if you go ahead with the work on the same visit. Nothing we do is priced below it, including a small PAT job.
Book an electrician in Edgware or Burnt Oak
Call 07407 627542 or 07500 721453, or use the contact page. Tell us the full postcode, roughly when the property was built and what the board looks like, and we can usually tell you on the phone whether you are looking at an inspection, a board, or a day’s work on the earthing and bonding. F & A Electrical is an NICEIC Approved Contractor, Part P registered, working to the current edition of BS 7671, City & Guilds Level 3 qualified, with £5m public liability insurance and 9.32/10 from 242 Checkatrade reviews. More about us on our about page and the full list on services.