If you’re budgeting for a landlord safety certificate, cost is usually the first question. There’s no single fixed price for an EICR since it depends on the size of the property and how many circuits need testing, but there are clear, consistent ranges across the London market worth knowing before you get a quote.
The prices below are intended as a general guide based on typical London market rates in 2026. The exact cost depends on your property’s size, layout, and number of electrical circuits.
Typical EICR Prices in London (2026)
| Property Type | Typical Price Range |
|---|---|
| Studio or 1-bedroom flat | £150 – £200 |
| 2-3 bedroom flat or house | £200 – £280 |
| 4+ bedroom house | £280 – £350 |
| HMO (licensed, multiple lettings) | £350+, custom quoted |
| Commercial property | Priced per circuit, typically £250+ |
London prices generally sit above the UK average, roughly 15-20% higher than the rest of the country, reflecting higher operating costs for qualified electricians working in the capital.
These figures cover the inspection and report only. If the EICR identifies C1 or C2 issues, any remedial work needed to fix them is quoted separately and isn’t included in the inspection fee.
Typical Inspection Time
| Property | Time |
|---|---|
| Flat | 1–2 hours |
| House | 2–4 hours |
| HMO | 4+ hours |
Every inspection is carried out in accordance with BS 7671 (the UK Wiring Regulations), which is part of why thorough testing takes real time on-site rather than a quick once-over.
What’s Included in an EICR?
A standard EICR typically includes:
- Visual inspection of the installation
- Testing of every electrical circuit
- Inspection of the consumer unit
- Earthing and bonding checks
- Socket and lighting circuit testing
- A full Electrical Installation Condition Report
- C1, C2, C3, and FI observations where relevant
- Recommendations for remedial work, if needed
What Isn’t Included?
An EICR price normally doesn’t include:
- Remedial work to fix any issues found
- Consumer unit replacement
- Rewiring
- New sockets or circuits
- Additional electrical installation work
Any of the above is quoted and carried out as a separate piece of work once the report identifies what’s actually needed.
What Affects the Price
Number of circuits. This is the single biggest factor. Every circuit needs individual testing, continuity checks, insulation resistance measurement, and polarity checks, so a studio flat with 6 circuits takes far less time than a 5-bedroom HMO with 20 or more.
Property size and layout. More rooms generally means more sockets, more fittings, and more time on-site.
Age and condition of the installation. Older wiring or an outdated consumer unit typically takes longer to assess properly, and is more likely to need closer inspection of individual circuits.
Access. Properties with hard-to-reach circuits, boxed-in consumer units, or multiple locked areas take longer, which is one of the reasons preparing the property properly beforehand (see our EICR preparation checklist) can help keep costs and time on-site down.
Additional features. Solar panels, EV charging points, or multiple consumer units (common in HMOs where circuits have been added over time) all add to inspection time.
Why You Should Be Cautious of Very Cheap Quotes
Quotes significantly below the typical range, particularly anything under around £100 for a standard property, are worth treating with caution. A proper EICR takes real time on-site: testing every circuit individually, checking earthing and bonding, and documenting findings accurately. If a quote is priced well below what that level of work normally costs, it may indicate that the inspection is being rushed, circuits are only being sampled, or the contractor isn’t carrying out a full EICR in accordance with BS 7671.
The risk isn’t just wasted money. An EICR that misses a genuine C1 finding, an immediate danger, leaves a real safety risk undetected in a property your tenants are living in, and it doesn’t meet the legal standard required under the Electrical Safety Standards Regulations, despite having a report that may not reflect the true condition of the installation.
Before booking, it’s worth checking:
- The electrician’s NICEIC registration number
- Whether the quote is fixed-price or day-rate based, fixed-price generally means every circuit gets properly tested regardless of how long it takes
- Whether the certificate is genuinely issued after testing every circuit, not a sample
How to Get the Best Value, Not Just the Cheapest Quote
- Choose a contractor registered with NICEIC or an equivalent competent person scheme
- Confirm every circuit will be tested, not sampled
- Book your EICR alongside other landlord certificates, such as your Gas Safety Certificate or PAT testing, to save on repeat call-outs
- Prepare the property beforehand using our EICR preparation checklist, which reduces the time needed on-site
Does the Price Include Remedial Work?
No. The EICR fee covers the inspection and the report only. If the report comes back unsatisfactory with C1 or C2 findings, the remedial work needed to fix those issues is quoted and carried out separately. Some electricians, including us, can carry out minor remedial work on the same visit to save you booking a second appointment, but it’s priced independently of the inspection itself.
If your property needs a consumer unit replacement as part of remedial work after a failed EICR, it’s worth asking for that quote alongside your inspection booking so you know the full picture upfront rather than in two separate conversations.
Getting an Accurate Quote
Because pricing depends so much on property specifics, the most reliable way to get an accurate figure is a quote based on your actual property rather than a generic online price. We provide quotations tailored to your property size, number of circuits, and any known issues, so you’re paying for the inspection you actually need rather than a flat rate that doesn’t reflect the work involved.
Although landlords book EICRs most frequently, homeowners often arrange one before buying, selling, or renovating a property, and the same pricing factors apply regardless of who’s booking.
Frequently Asked Questions
Generally yes, for the same property type and size, the inspection itself doesn’t differ based on who’s booking it. Homeowners sometimes pay slightly more as one-off customers compared to landlords with recurring, repeat business.
Some providers charge a small additional fee for same-day or expedited certificate issue, though most EICR certificates are now issued digitally within 24 to 48 hours as standard.
Usually, yes. HMOs typically have more circuits, communal areas, and sometimes multiple consumer units, all of which add inspection time. HMO pricing is usually quoted individually rather than as a flat rate.
A phone consultation covering property size, number of bedrooms, and any known electrical issues is usually enough for a reasonably accurate quote, though a firm price typically follows confirmation of the exact circuit count on the day.
Higher operating costs for qualified electricians working in the capital, including travel time, parking, and general overheads, tend to push London pricing above the national average, typically by around 15-20%.
Yes, indirectly. Sockets are tested as part of each circuit, so a property with more sockets and fittings generally has more testing to complete, which adds to the overall time and therefore the price.
Yes. Many landlords book both together, along with PAT testing, in a single coordinated visit. See our Landlord Safety Certificate Services for combined bookings.
The Bottom Line
Expect to pay roughly £150-£200 for a small flat, £200-£280 for a standard 2-3 bedroom property, and £280 upwards for larger houses or HMOs in London, with remedial work priced separately if anything’s flagged. A quote significantly below these ranges is worth questioning rather than jumping at, since a genuinely thorough EICR takes real time to do properly.
Need an accurate EICR quote? We provide fixed-price quotations across London based on your property’s size, number of circuits, and electrical installation. Our NICEIC-registered electricians carry out thorough inspections with clear reporting and no hidden fees. Get your tailored quote today, or explore our full Landlord Safety Certificate Services if you need your Gas Safety Certificate or PAT testing done at the same time.
