Cost Breakdown
| Item | Min | Max | Note |
|---|---|---|---|
| 1-bed flat (studio or 1 bedroom) | £120 | £180 | Typically 4-6 circuits; the quickest and cheapest inspection, usually 1.5-2 hours on site |
| 2-bed flat or terraced house | £150 | £230 | Usually 6-8 circuits; the most common rental property type, taking 2-3 hours |
| 3-bed semi-detached or terraced house | £200 | £300 | Typically 8-12 circuits; expect 2.5-3.5 hours for a thorough inspection and test |
| 4+ bed detached house | £280 | £350 | Larger properties with 12+ circuits can take half a day, especially older properties with complex wiring |
| HMO (House in Multiple Occupation) | £300 | £550 | Additional circuits, communal areas, fire alarm systems, and separate metering significantly increase complexity and cost |
| Remedial work (if required) | £80 | £500 | Separate from the EICR fee; costs depend on the nature and severity of defects found — budget for this in addition to the inspection |
What's Included
- Full visual inspection of the fixed electrical installation including the consumer unit, wiring, sockets, switches, light fittings, and any permanently connected equipment
- Dead testing with the power isolated to check insulation resistance, continuity of protective conductors, and correct polarity across all circuits
- Live testing with the power restored to measure earth fault loop impedance, prospective fault current, and RCD trip times
- A formal EICR report grading every observation as C1 (danger present), C2 (potentially dangerous), C3 (improvement recommended), or FI (further investigation required)
- An overall assessment of whether the installation is Satisfactory or Unsatisfactory for continued use
- A copy of the report for the landlord to provide to tenants and the local authority as required by the regulations
Factors Affecting Cost
- Property size and number of circuits — a studio flat with 4 circuits costs less to inspect than a 5-bed house with 15+ circuits simply because there is more to test
- Property age — pre-1960s properties with older wiring systems (such as rubber-insulated cables or a mix of wiring eras) take longer to inspect and often have more observations
- Previous electrical work quality — properties with poorly documented DIY additions or multiple extensions may require more time to trace circuits and test safely
- Location within the UK — London and the South East typically cost £50-£100 more than northern regions for the same size property due to higher electrician labour rates
- HMO status — Houses in Multiple Occupation have additional fire safety requirements, communal areas, and often separate consumer units per floor, all of which increase inspection scope
- Accessibility — if the consumer unit is behind furniture, in a locked cupboard, or in a difficult-to-access location, the electrician needs more time to work safely
How Long Does It Take?
For a typical 2-3 bed rental property, the inspection takes 2-3.5 hours on site. The electrician will need access to every room, the consumer unit, any loft or basement with electrical installations, and all outbuildings with a supply. The power will be switched off in sections during dead testing — usually in 15-20 minute intervals per circuit. The formal written report is typically available within 1-3 working days, though some electricians provide it on the day. If the report is unsatisfactory, allow up to 28 days for remedial work to be completed and the installation re-tested.
Do I Need This?
If you are a landlord in England, yes — it is a legal requirement under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. You must have an EICR carried out before the start of a new tenancy and at least every five years thereafter. The report must be provided to tenants before they move in, to existing tenants within 28 days of the inspection, and to the local authority within 7 days of a request. Scotland has similar requirements. Failure to comply can result in financial penalties of up to £30,000 per breach. Even if you are not legally required (for example, if you are a landlord in Wales where similar legislation is expected), an EICR is strongly recommended to protect your tenants, demonstrate due diligence, and satisfy insurance requirements.
How to Save Money
Get at least 3 quotes from electricians registered with NICEIC, NAPIT, or ELECSA — prices vary significantly even within the same area, and you should always verify registration
For portfolios of multiple properties, negotiate a bulk rate with a single electrician or electrical contractor. Many offer 10-20% discounts for 5+ EICRs booked together
Schedule inspections during the electrician's quieter periods (typically January to March) when demand is lower and rates may be more competitive
Combine the EICR with other electrical work you need done — such as adding sockets, upgrading the consumer unit, or installing smoke alarms — to save on separate call-out charges
Ensure good access before the electrician arrives: clear furniture from around sockets, make the consumer unit easily accessible, and provide keys or access codes for all rooms. Less time spent on access means a lower bill
Average Cost Summary
£120–£350
Typical price range for landlord electrical certificate cost in the UK. Prices may vary based on your location, property type, and specific requirements.
