Search for the cost of an EICR in London and you will find quotes that vary enormously for what sounds like the same job. That is because an Electrical Installation Condition Report is not a fixed product. The time a qualified electrician needs depends on the property, and the time on site is what you are paying for. This guide explains what decides the cost, what a proper quote should include and how to avoid paying twice. GMAS does not publish a price list: every EICR is quoted in writing for the property in front of us, and the price is agreed before the visit.
Why EICR prices vary so much
An EICR is a detailed inspection and test of the fixed wiring in a property against BS 7671, the national standard for electrical installations. The electrician inspects the consumer unit, the cables, sockets, switches and fittings, and tests each circuit for continuity, insulation resistance, polarity, earth fault loop impedance and the operation of the residual current devices. Every reading is written into a schedule of test results that forms part of the report.
A company that quotes far below the market is not doing the same job faster. It is usually testing a sample of the installation, leaving parts out, or planning to make its money on remedial work afterwards. The cheapest quote and the cheapest outcome are often different things.
What affects the cost of an EICR
Property size and number of circuits
The main driver is the number of circuits, because each one is tested individually. A studio flat may have a handful of circuits; a large period house with a kitchen extension, a garden room and electric underfloor heating can have many times that number. Bedroom count is only a rough guide, so we ask how many circuits and consumer units the property has, or look at a photo of the board, before quoting.
Consumer units and sub-boards
Each consumer unit, sub-board and distribution board adds time. Houses converted into flats often have a board for each flat plus a landlord supply for the communal lighting, and every one of them has to be inspected and tested.
Age and condition of the installation
Older installations take longer. Rubber or lead sheathed cable, a fuse box with rewireable fuses, missing earthing and bonding, or years of DIY additions all slow the inspection down and usually produce more observations to record. A modern installation with a recent consumer unit and clear circuit labelling is quicker to test.
Access to every room, the loft and the board
A full EICR needs access to every room, the consumer unit, the loft and any outbuildings. Occupied rented homes, locked rooms, furniture against sockets or a tenant who is not in can lead to limitations in the report or a second visit, both of which cost money.
HMOs, communal areas and commercial premises
Houses in multiple occupation, blocks with communal lighting and emergency lighting, and shops or offices take longer and are often reported differently. For business premises see our commercial EICR page.
Location, parking and timing
In parts of central and inner London, parking, permits and the congestion charge add to the cost of being on site. Evening or weekend appointments to suit tenants can also affect the quote. A good quote tells you about these up front rather than adding them afterwards.
Remedial work: the cost after the report
The report itself is only part of the picture. If the electrician finds defects, each one is given a code, and coded defects need putting right:
- C1, danger present: a risk of injury now. The electrician should make it safe straight away, for example by isolating the circuit, and the installation is reported as unsatisfactory.
- C2, potentially dangerous: not an immediate danger but one that must be fixed. Any C2 makes the report unsatisfactory.
- C3, improvement recommended: the installation does not meet the current edition of the regulations but is not dangerous. A C3 on its own does not make the report unsatisfactory.
- FI, further investigation: something could not be fully checked during the inspection and needs investigating without delay.
Common remedials include replacing an old consumer unit, adding RCD protection, correcting earthing and bonding, and replacing damaged accessories. We quote any remedial work separately, in writing, with the observations it relates to, so you can see exactly what you are paying for and why. Where a full rewire is the sensible answer we will say so, and explain the options on our rewiring and consumer unit page.
What a fair EICR quote should include
- A full inspection and test of the whole installation, with any sampling or limitations agreed and written down before the visit.
- The complete report, including the schedule of inspections and the schedule of test results, not just a one-page summary.
- The name and registration of the electrician who carried out the inspection.
- A clear statement of whether remedial work is included or quoted separately.
- When you will receive the report. We email inspection certificates the same day the inspection is done.
- Any extras such as parking, congestion charge or out-of-hours appointments, stated up front.
Warning signs of a cut-price EICR
- A fixed price quoted without asking about the size of the property or the number of circuits.
- An inspection of a whole house that takes well under an hour.
- A report with no schedule of test results, or results that look copied from another property.
- A long list of C2 codes followed by pressure to book expensive remedials with the same firm immediately.
- No way to check who carried out the work.
If a report looks wrong, you are entitled to ask for the test results and an explanation of every code.
What the report actually contains
A complete EICR runs to several pages. The summary page gives the overall assessment, the extent of the installation covered and any agreed limitations, such as rooms that could not be accessed or circuits that could not be isolated. The observations section lists every defect with its code and location. The schedule of inspections confirms what was checked visually, from the condition of the consumer unit to the presence of earthing and bonding to the gas and water pipes. The schedule of test results records the readings for every circuit.
Those last two schedules are what make an EICR worth having. A letting agent, a buyer's solicitor or a council officer can use them to check the inspection was done properly, and the next electrician can compare readings to see whether the installation is deteriorating. If you are paying for an EICR, make sure you receive the whole document, not just the front page.
EICRs for buyers and homeowners
Owner occupiers are not legally required to have an EICR, but it is the most reliable way to find out what state the wiring is in. It is worth having one when you buy an older property, before a renovation, if you notice scorch marks, warm sockets or tripping circuits, or if the house has not been tested for many years. A survey report often recommends one when the consumer unit looks dated. If you are buying, an EICR before exchange tells you whether you are facing a few repairs or a rewire, and our survey repair quotes turn that into an estimate you can use in negotiations. Our article on the signs a house needs rewiring explains what to look out for.
What landlords are required to do
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must have the electrical installation inspected and tested by a qualified and competent person at least every five years, or sooner if the report says so. A copy must go to existing tenants within 28 days, to new tenants before they move in, and to the local authority within seven days if it asks. Remedial or further investigation work must be completed within 28 days, or sooner if the report specifies, and written confirmation sent to the tenant and the local authority within 28 days of completion. Councils can impose financial penalties of up to £30,000 for breaches. Our guide to landlord EICRs covers the rules in more detail.
How to keep the cost down
- Make sure every room, the loft and the consumer unit are accessible on the day, and tell tenants in good time.
- Send a photo of the consumer unit when you ask for a quote, so the price reflects the real installation.
- Book the EICR alongside the gas safety check and EPC so one visit covers everything due.
- Fix C2 items promptly. Leaving them risks a penalty and a repeat inspection.
- Keep previous reports, so the electrician can see what has changed.
How an EICR with GMAS works
- Tell us about the property. Address, number of bedrooms, number of consumer units and whether it is let. A photo of the board helps.
- Written quote. We confirm the price and what it includes before anything is booked.
- Inspection. A registered electrician inspects and tests the installation and makes safe anything dangerous on the day.
- Report the same day. The report is emailed the same day, with any remedial work quoted separately for your approval.
Book an EICR in London with GMAS or call 07498 597339.
Frequently asked questions
How long does an EICR take?
It depends on the number of circuits and the condition of the installation. A small flat can be done in a couple of hours, while a large house, an HMO or a property with several consumer units can take most of a day.
How often do I need an EICR?
For privately rented homes in England, at least every five years or sooner if the previous report says so. For owner-occupied homes the usual recommendation is every ten years, or when you buy a property.
Does an EICR pass or fail?
An EICR is reported as satisfactory or unsatisfactory. Any C1, C2 or FI code makes it unsatisfactory, and the remedial work then needs completing and confirming in writing.
Is remedial work included in the EICR price?
Usually not, because nobody knows what is needed until the inspection is done. We quote remedial work separately in writing so you can approve it before it goes ahead.
Can I get the EICR done with my other certificates?
Yes. Booking the EICR, gas safety record and EPC for the same visit saves arranging access several times, and all the certificates are sent to you the same day.