Cost Guide

EICR Cost

An EICR (Electrical Installation Condition Report) costs between £100 and £300+ in the UK depending on the size and age of your property. A 1-bed flat starts at around £100, a typical 3-bed house costs £150–£250, and larger or older properties can exceed £300. Landlords are legally required to have an EICR every 5 years — homeowners should get one every 10 years or before buying or selling.

Average cost: £100–£300

Cost Breakdown

Item	Min	Max	Note
1-bed flat or studio	£100	£150	Typically 4–6 circuits; the smallest and quickest inspection at 1–1.5 hours on site
2-bed flat or house	£120	£180	Usually 6–8 circuits; the most common property type, taking around 2 hours
3-bed house	£150	£250	The UK's most requested domestic EICR; typically 8–10 circuits and 2–3 hours on site
4-bed house	£200	£300	10–14 circuits including garage and outbuildings; expect 3–4 hours
5+ bed or large detached house	£280	£400	14+ circuits, possibly multiple consumer units; can take half a day or more
HMO (House in Multiple Occupation)	£300	£550	More circuits, fire alarm integration, communal areas, and often separate consumer units per floor
Small commercial premises	£300	£600	Three-phase supplies and commercial equipment; see our dedicated commercial EICR cost guide for larger premises
Remedial work (if EICR fails)	£80	£500	Charged separately; cost depends on the defects found — minor fixes from £80, consumer unit replacement £350–£500

What's Included

Visual inspection of the entire fixed electrical installation — consumer unit, wiring, sockets, switches, light fittings, and any permanently connected appliances
Dead testing (power off) to measure insulation resistance, continuity of protective conductors, and correct polarity on every circuit
Live testing (power on) to check earth fault loop impedance, prospective fault current, and RCD trip times — these verify that your safety devices will operate correctly in a fault
A detailed written EICR report grading every observation as C1 (danger present — immediate risk), C2 (potentially dangerous — should be fixed), C3 (improvement recommended — not dangerous but could be better), or FI (further investigation required)
An overall assessment: Satisfactory (safe for continued use) or Unsatisfactory (C1 or C2 defects found that must be addressed)
A schedule of test results for every circuit, providing a permanent record of the installation's condition at the time of inspection

Factors Affecting Cost

Property size and number of circuits — a studio flat with 4 circuits takes roughly an hour to inspect, while a 4-bed house with 14 circuits can take 3–4 hours. More circuits means more testing, more time, and a higher price
Property age — homes built before the 1960s often have older wiring (rubber-insulated cables, lead sheathing, or a mix of eras) that takes longer to trace and test. Properties over 25 years old without a previous EICR are typically at the higher end of the cost range
Accessibility — the electrician needs clear access to the consumer unit, every socket, switch, light fitting, and junction box. If furniture must be moved, ceilings accessed, or locked rooms opened, it adds time and cost
Location in the UK — London and the South East are typically £50–£100 more expensive than the national average. Northern England, Scotland, and Wales tend to have lower labour rates. Rural areas may attract a travel surcharge
Number of consumer units — some properties (especially those extended or converted) have more than one consumer unit. Each one requires separate testing and documentation
Previous modifications and DIY work — properties with undocumented electrical additions, extensions, or DIY alterations take longer to inspect because the electrician must trace circuits and verify safety before testing
Whether remedial work is needed — the EICR inspection fee covers testing and reporting only. If C1 (danger present) or C2 (potentially dangerous) defects are found, fixing them is charged separately. Always ask for a remedial quote at the same time as the inspection

How Long Does It Take?

A domestic EICR typically takes between 1.5 and 4 hours depending on the property size and number of circuits. Here is a rough guide: a 1-bed flat takes 1–1.5 hours, a 2-bed property takes 1.5–2.5 hours, a 3-bed house takes 2–3 hours, and a 4+ bed house takes 3–4+ hours. The power will need to be switched off for portions of the dead testing, but not for the entire duration. The electrician works through each circuit individually, isolating it for 10–20 minutes at a time while testing insulation resistance and continuity. You should be at home during the entire inspection — the electrician needs access to every room, the loft space (if accessible), the garage, and any outbuildings with an electrical supply. The written report is usually provided within 1–3 working days, though many electricians can produce it on the same day using digital reporting tools.

Do I Need This?

Landlords in England are legally required to have an EICR every 5 years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. The report must be given to tenants before they move in and to the local authority on request. Fines for non-compliance can reach £30,000. Scotland has similar legal requirements. Homeowners are not legally required to have an EICR, but the IET Wiring Regulations (BS 7671) recommend one every 10 years, or every 5 years for properties over 25 years old. An EICR is also strongly recommended if you are buying or selling a property (it can be a powerful negotiation tool), if you have concerns about flickering lights, tripping RCDs, or warm sockets, if the property has never had one, if you are planning a major renovation, or if your home insurance policy requires evidence of electrical safety. An EICR is not the same as a visual check — it involves rigorous circuit-by-circuit testing and is the only way to properly assess the condition of your wiring.

How to Save Money

Get at least 3 quotes from electricians registered with NICEIC, NAPIT, or ELECSA. Prices vary significantly — we regularly see differences of £50–£100 between quotes for the same property

Combine the EICR with other electrical work. If you need a consumer unit upgrade, additional sockets, or smoke alarms, booking it all in one visit saves on call-out fees

Prepare the property before the electrician arrives. Clear furniture away from sockets and the consumer unit, provide loft access, and make sure every room is accessible. Less time spent gaining access means a lower bill

For landlords with multiple properties, negotiate a portfolio rate with one electrician for all your inspections. Bulk discounts of 10–20% are common for 3+ properties

Book during quieter periods — January to March is typically less busy for electricians, and you may find better rates. Avoid late summer and autumn when landlords rush to comply before tenancy renewals

Ask whether the electrician includes the report in the quoted price. Some charge an additional fee for the written report and certificate — make sure the quote covers everything

Average Cost Summary

£100–£300

Typical price range for eicr cost in the UK. Prices may vary based on your location, property type, and specific requirements.

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Fuse Box Replacement Cost

Replacing a fuse box (consumer unit) in the UK typically costs between £350 and £800, including the unit itself, labour, and certification. Upgrading to a modern consumer unit with RCD protection is one of the most important electrical safety improvements you can make.

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Electrical Fault Finding Cost

Electrical fault finding in the UK typically costs between £80 and £250, covering a diagnostic visit and testing to identify the source of electrical problems such as tripping circuits, power loss, or flickering lights.

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Landlord Electrical Certificate Cost

A landlord electrical certificate (EICR) in the UK typically costs between £120 and £350 for a domestic rental property. It is a legal requirement for landlords in England and Scotland, with fines of up to £30,000 for non-compliance.

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Sources & References

Frequently Asked Questions

How much does an EICR cost for a 3-bed house?

A domestic EICR for a 3-bed house in the UK typically costs between £150 and £250. The exact price depends on the age of the property, the number of circuits (usually 8–10 in a 3-bed), your location, and the electrician's rates. In London and the South East, expect to pay towards the higher end — £200–£300 is common for a 3-bed in central London. Outside London, £150–£200 is typical.

Is an EICR a legal requirement?

For landlords in England, yes. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to have an EICR carried out at least every 5 years by a qualified person. Similar regulations exist in Scotland. Homeowners are not legally required to have one, but it is strongly recommended for older properties and when buying or selling. Fines for landlord non-compliance can reach £30,000 per breach.

What do the EICR codes C1, C2, C3, and FI mean?

C1 means 'danger present' — an immediate risk to anyone using the installation, requiring urgent action (e.g. exposed live wiring). C2 means 'potentially dangerous' — a defect that could become dangerous under certain conditions and should be remedied (e.g. missing earth connection). C3 means 'improvement recommended' — not immediately dangerous but could be improved to meet current standards (e.g. older-style socket without shutters). FI means 'further investigation required' — the electrician has found something that needs more investigation to determine its safety (e.g. inaccessible junction box). Any C1 or C2 observation results in an overall Unsatisfactory assessment.

What happens if my EICR fails?

If the report is graded Unsatisfactory, it means C1 or C2 defects were found. For landlords, you are legally required to complete remedial work within 28 days (or sooner for C1 defects, which may need immediate attention). After repairs, the electrician re-tests the affected circuits and updates the report to Satisfactory. For homeowners, there is no legal enforcement, but it is strongly advisable to address the defects for your safety. The electrician will typically quote for remedial work when delivering the report. Common remedial costs range from £80 for minor fixes to £350–£500 for a consumer unit replacement.

How often do I need an EICR?

For rented properties: every 5 years or at every change of tenancy, whichever comes first. For homeowner-occupied properties: every 10 years is the general recommendation, or every 5 years for properties over 25 years old. If the EICR itself recommends a shorter interval (based on the condition of the installation), you should follow that recommendation. When buying a property, an EICR before exchange gives you leverage to negotiate repairs or a price reduction.

Can any electrician do an EICR?

An EICR must be carried out by a qualified and competent person. For landlord compliance, this means someone registered with a competent person scheme such as NICEIC, NAPIT, or ELECSA, or who holds the City & Guilds 2391 Inspection and Testing qualification (or equivalent, such as the EAL Level 3 Award). Always ask to see credentials before hiring. An unqualified person's report will not be accepted for legal compliance purposes.

Will the power be off during the EICR?

Yes, but not for the entire inspection. Dead testing requires individual circuits to be isolated for 10–20 minutes at a time while the electrician tests insulation resistance and continuity. You will not lose power to the whole property at once — the electrician works through each circuit methodically. Live testing (checking RCD trip times and loop impedance) is done with the power on. In total, expect brief rolling outages across different circuits over a 2–3 hour period.

Is an EICR the same as a PAT test?

No, they test completely different things. An EICR tests the fixed electrical installation — the wiring, consumer unit, sockets, switches, and permanently connected equipment built into the property. A PAT (Portable Appliance Test) tests individual portable appliances like kettles, computers, toasters, and extension leads. They are carried out separately and serve different purposes. Landlords who provide electrical appliances with a rental property may need both.

How much does an EICR cost in London?

London EICR prices are typically £50–£100 more than the national average due to higher labour rates and operating costs. As a guide: a 1-bed flat in London costs £150–£200, a 2-bed costs £170–£250, a 3-bed house costs £200–£300, and a 4-bed costs £280–£380. For HMOs and larger properties in London, expect £350–£550 or more. Central London is usually the most expensive; outer boroughs can be closer to national averages.

Do I need an EICR to sell my house?

An EICR is not legally required to sell a house in England or Wales — it is not part of the mandatory property information pack. However, many conveyancing solicitors now recommend one, especially for older properties. An EICR can reassure buyers, speed up the sale, and prevent last-minute renegotiations. If the buyer's survey raises concerns about the electrics, they will likely request an EICR anyway. Getting one proactively puts you in a stronger negotiating position.

What is the difference between an EICR and an EIC?

An EICR (Electrical Installation Condition Report) assesses the condition of an existing electrical installation — it is an inspection of what is already there. An EIC (Electrical Installation Certificate) is issued when new electrical work is completed, certifying that the new installation complies with BS 7671. Think of it this way: an EIC is for new work, an EICR is for checking existing work. Both are formal documents under the IET Wiring Regulations.

Can I do an EICR myself?

No. An EICR requires specialist test equipment (multifunction testers costing £500+), formal qualifications in inspection and testing (City & Guilds 2391 or equivalent), and registration with a competent person scheme for the report to have legal standing. Self-certification is not possible. For landlord compliance, only a report from a qualified person is accepted. Attempting electrical testing without the right training and equipment is dangerous.

How much does remedial work cost after a failed EICR?

Remedial costs vary widely depending on what defects are found. Minor fixes like replacing a damaged socket or tightening a loose connection typically cost £80–£150. More significant work such as rewiring a circuit costs £200–£400. If the consumer unit needs replacing (a common C2 observation on older properties), expect £350–£500 including the unit and labour. In the worst case — where extensive rewiring is needed — costs can reach £3,000–£5,000+, but this is uncommon.

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