Since the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force, every in England must hold a valid EICR (Electrical Installation Condition Report). But how much should one cost in London? Prices range from £99 to £400+ depending on property size and the provider. This guide explains exactly what you should pay in 2025 and how to avoid overpaying.
Contents
What is an EICR?
An EICR (Electrical Installation Condition Report) is a formal assessment of the condition of the electrical installation within a property. It covers the wiring, sockets, consumer unit (fuse board), earthing, and bonding. It is carried out by a qualified and registered electrician.
- Any electrical defects that could pose a risk to life or property
- Any parts of the installation that do not meet current safety standards
- Deterioration of the electrical installation over time
- Damage caused by DIY work, pests, or age
The results are given as coded observations: C1 (immediate danger), C2 (potential danger), C3 (recommendation), and FI (further investigation required).
EICR Costs in London 2025
| Property Size | Cheapest Certificates | Market Average | Your Saving |
|---|---|---|---|
| Studio / 1-bed flat | £99 | £150–£200 | Up to £101 |
| 2-bed property | £119 | £180–£240 | Up to £121 |
| 3-bed property | £139 | £210–£280 | Up to £141 |
| 4-bed property | £159 | £240–£320 | Up to £161 |
| 5+ bed / large property | from £179 | £280–£400+ | Up to £221 |
| Commercial EICR | from £99 | £200–£500+ | Significant |
All prices include VAT, the full EICR report, and any required unsatisfactory (C1/C2) coding notifications. Certificates are issued digitally on the same day as the inspection.
What Affects the Cost of an EICR?
1. Property Size and Number of Circuits
The primary driver of EICR cost is the number of electrical circuits at the property, which broadly correlates to property size. A studio flat may have 4–6 circuits; a large 5-bed house could have 14–18 circuits. Each circuit must be individually tested, which takes time.
2. Age of the Electrical Installation
Older properties with pre-1960s wiring or aluminium wiring take significantly longer to inspect safely. Some older installations require additional testing, which can add to the cost. If your property is pre-1970, mention this when requesting a quote.
3. Type of Property (Residential vs Commercial)
Commercial EICR inspections have different requirements and typically take longer due to larger installations, higher-current equipment, and more complex wiring systems. We offer competitive commercial EICR pricing — see our commercial EICR page.
4. Access and Condition
If access to the consumer unit or wiring is restricted, or if parts of the installation are not accessible, this can delay the inspection and sometimes require a follow-up visit.
Understanding EICR Codes
The EICR uses a standardised coding system to categorise any defects or observations found during the inspection:
| Code | Meaning | Action Required | Timeframe |
|---|---|---|---|
| C1 — Danger Present | Immediate risk of injury. The supply may need to be isolated. | Immediate remedial work required | Immediately |
| C2 — Potentially Dangerous | Could become dangerous. Not safe in the medium term. | Urgent remedial work required | Within 28 days |
| C3 — Improvement Recommended | Doesn't meet current standards but not immediately dangerous. | Recommended but not legally required | No fixed deadline |
| FI — Further Investigation | Further investigation required to determine nature of fault. | Investigation and potential remediation | As soon as possible |
If your EICR receives a C1 or C2 code, the certificate is classified as "Unsatisfactory." You must notify your tenant within 28 days and provide evidence that remedial work has been completed. Find out exactly what to do if your property fails an EICR →
What to Do If Your EICR Fails
An unsatisfactory EICR is not the end of the world — it's extremely common in older London properties. Here's the process:
- Receive the EICR report from the engineer
- Identify all C1 and C2 coded observations
- Hire a qualified electrician to carry out the remedial work
- Get a completion certificate for the remedial work
- Within 28 days, notify your tenant and provide copies of the EICR and remedial work certificate
- If required, book a re-inspection to confirm the installation is now satisfactory
Legal Requirements
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force for new tenancies from 1 July 2020 and for all existing tenancies from 1 April 2021. Key points:
- EICR must be renewed every 5 years (or more frequently if the inspector specifies)
- A copy must be given to new tenants before they move in
- Existing tenants must receive a copy within 28 days of the inspection
- Local housing authorities have the power to enforce compliance and issue remedial notices
- who fail to comply face fines of up to £30,000
Frequently Asked Questions
How much does an EICR cost in London in 2025?
From £99 for a 1-bed property with Cheapest Certificates. 2-bed: £119, 3-bed: £139, 4-bed: £159. The market average is typically £150–£320 depending on property size and provider.
How often do I need an EICR as a ?
Every 5 years, or at the start of each new tenancy if sooner. This is a legal requirement under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
What is the difference between an EICR and a PAT test?
An EICR tests the fixed electrical installation (wiring, consumer unit, sockets). A PAT test tests portable electrical appliances (kettles, TVs, toasters). Both may be required in furnished rental properties.
How long does an EICR take?
Typically 2–4 hours for a standard residential property, depending on size and the number of circuits. Older properties or those with complex wiring may take longer.
Can I do an EICR myself?
No. An EICR must be carried out by a qualified electrician registered with a government-approved scheme (NAPIT or NICEIC). It cannot be a self-certification.