A cheap electrical inspection can become expensive if it misses a fault, creates an unclear report or leaves you facing unexpected remedial work. So, what does an EICR cost? For most properties in London and Kent, the answer depends on the size of the installation, the number of circuits and how accessible the electrical system is - not simply the number of bedrooms.
An Electrical Installation Condition Report, or EICR, is a detailed assessment of the fixed wiring and electrical equipment in a property. It helps homeowners, landlords, property managers and business owners understand whether an installation is safe for continued use and whether work is needed to bring it up to an acceptable standard.
What does an EICR cost for a typical property?
As a guide, a straightforward EICR for a small flat may start from around £120 to £180. A typical two or three-bedroom house is often in the region of £180 to £300, while larger homes, HMOs and properties with multiple consumer units will usually cost more.
Commercial EICRs are normally priced following an assessment or based on the number of circuits, distribution boards and areas that need testing. A small office may be relatively simple. A retail unit, restaurant, warehouse or multi-unit building can involve more extensive testing, restricted access periods and additional reporting requirements.
These figures are useful starting points, but they are not a substitute for a proper quotation. In Greater London especially, access, parking, property layout and the age of the installation can all affect the time required on site. The right price is one that allows a qualified electrician to carry out a thorough inspection, not just issue paperwork quickly.
What is included in an EICR price?
A professional EICR should involve more than a visual check of sockets and a look inside the consumer unit. The electrician will inspect the condition of the fixed electrical installation and carry out testing where appropriate. This may include circuits supplying lighting, sockets, cookers, showers, fixed appliances, outbuildings and other permanently connected equipment.
The inspection commonly covers the consumer unit, earthing and bonding arrangements, protective devices, circuit condition, signs of damage or overheating, and the presence of suitable safety measures. Testing helps confirm that circuits can disconnect safely in the event of a fault and that the installation is operating as intended.
At the end of the visit, you should receive a report setting out the findings. A clear report identifies the circuits tested, observations made, any limitations encountered and the recommended next inspection date. If defects are found, it should state their classification so you can understand the priority of the work.
A low headline price is not always poor value, but ask what it includes. Check whether the quote covers the full report, how many circuits are included, any additional consumer units or outbuildings, and whether there could be charges for a return visit. Transparent pricing before work starts makes it easier to compare like for like.
The factors that affect your EICR quote
The number of circuits is one of the main cost drivers. A compact flat with six circuits takes less time to inspect and test than a large house with separate circuits for a garage, garden office, electric heating, EV charger and multiple bathrooms.
The condition and age of the electrical installation matter too. Modern consumer units with clear circuit labelling and accessible wiring are generally more straightforward to test. Older properties can take longer, particularly where circuits are poorly labelled, accessories show signs of wear or previous alterations need closer investigation.
Access can also change the price. An EICR is most efficient when the electrician can reach consumer units, sockets, switches, loft spaces and fixed equipment safely. Furniture, tenants working from home, locked rooms or business operations may mean the inspection needs to be planned in stages. For commercial properties, evening or weekend attendance can be sensible to minimise disruption, but it may affect the quote.
Finally, consider the number of electrical supplies and distribution boards. A landlord with a house split into several units, or a business with three-phase equipment and multiple boards, should expect a more detailed inspection than a standard single-board domestic property.
Does the price include remedial work?
Usually, no. The EICR price covers inspection, testing and reporting. If the report identifies faults, remedial work is quoted separately once the electrician has established what is required.
This separation is good practice. It means the inspection is completed objectively, and you can see exactly what has been found before approving any additional work. The cost of remedials can range from a minor repair, such as replacing a damaged socket or correcting a loose connection, to more significant work such as consumer unit upgrades, circuit repairs or partial rewiring.
EICR observations are normally classified by urgency. C1 means danger is present and immediate action is needed. C2 means potentially dangerous and urgent remedial work is required. FI means further investigation is needed without delay. Any C1, C2 or FI observation will usually result in an unsatisfactory report until the issue has been properly addressed. A C3 observation is an improvement recommendation and does not, by itself, make a report unsatisfactory.
Do not assume an unsatisfactory report means the whole property needs rewiring. Sometimes the solution is limited and targeted. Equally, do not treat an apparently small defect as unimportant. The report and a clear remedial quotation should help you make a properly informed decision.
How often should you budget for an EICR?
For landlords in England, electrical safety checks must be carried out at least every five years, or more often if the previous report recommends it. Landlords also have duties to provide relevant documentation to tenants and, where required, to the local authority. For rented homes, the cost of an EICR is therefore a routine compliance expense rather than an optional extra.
For owner-occupied homes, an EICR is often recommended every ten years, or when there is a change of occupancy. It is also sensible to arrange an inspection after buying an older property, before a major renovation, or if you notice recurring tripping, burning smells, damaged fittings or unreliable sockets.
Commercial and light industrial properties often need more frequent checks, depending on the environment and use of the installation. Offices are commonly inspected at intervals of up to five years, while industrial premises, public spaces or higher-risk environments may need a shorter cycle. The previous EICR and the nature of the premises should guide the next inspection date.
How to get an accurate EICR price
When requesting a quote, give as much practical information as possible. Explain whether the property is a flat, house, HMO, office, shop or industrial unit; how many consumer units it has; whether there are outbuildings; and whether you know the approximate number of circuits. Photos of the consumer unit and its circuit schedule can also help an electrician assess the work accurately.
It is worth asking whether the report is included, what happens if access is restricted, and how remedial works would be priced if defects are found. For landlords and managing agents, confirm how reports will be supplied and whether follow-up work can be arranged promptly. A contractor that can handle testing, remedials and future maintenance reduces delays when compliance deadlines are approaching.
PG Electrical provides EICRs across Greater London and Kent with clear quotations, professional testing and practical advice on any work identified. Whether you manage a rental portfolio, run a business or want reassurance about your home's wiring, the aim should be a report you can rely on - with no uncertainty about what happens next.
An EICR is not simply a certificate to file away. It is a chance to identify electrical risks before they interrupt a tenancy, a renovation, trading hours or everyday life. Choose a thorough inspection, allow realistic time for the property, and keep the report somewhere accessible for the next decision you need to make.
