How much does an EICR cost in London?

Our EICRs start at £90 inc VAT (£75 + VAT) for a studio, one or two-bedroom flat with one consumer unit. Larger homes, HMOs and properties with more than one consumer unit cost more because there is more to inspect and test. You always see the price — including VAT — before you book. Our full price list is on the prices page.

Our prices by property size

If a size shows as price confirmed on booking, we agree the price with you on the phone before anything is arranged.

What affects the price

• The size of the property. More rooms usually means more circuits, sockets and fittings to check.
• The number of consumer units. Each fuse board adds its own circuits to test. Converted houses and larger homes often have two or more.
• The type of property. HMOs have more circuits and often fire alarm and emergency lighting systems. Business premises vary so much that they are priced after a short call.
• Access. Tell us about anything unusual when you book, such as a consumer unit in a locked cupboard, so the price reflects the job.

Why London homes can take longer to inspect

London’s housing throws up a few things that affect how long an inspection takes — and so what it costs:

• Converted houses. A Victorian or Edwardian house split into flats often has a separate consumer unit for each flat and another for the shared hallway lighting.
• Extensions and loft conversions. These are often wired from a second consumer unit, which has to be tested too.
• Mansion blocks and purpose-built flats. The meter and main switch may sit in a locked basement or communal cupboard, so access has to be arranged in advance.
• Older wiring. Circuits that have been altered many times take longer to trace and test.

That’s why larger or more complicated properties are priced by size, with each extra consumer unit added — and why it helps to tell us about access arrangements when you book.

Worked examples

A two-bed flat in Islington with one consumer unit. This is our smallest size band: £90 including VAT, or £75 + VAT. That covers the full inspection, testing of every circuit and the report.

A three-bed house in Ealing with a second consumer unit for a kitchen extension. The price is based on the size of the house, with the second consumer unit added. You see the total, including VAT, when you enter the details — or, if that size shows “price confirmed on booking”, we agree it with you by phone before anything is arranged.

A five-bedroom HMO in Haringey. HMOs have more circuits, shared areas and often fire alarm and emergency lighting systems, so we confirm the price for the property before you book. Emergency lighting testing and PAT testing are separate services you can add.

Understanding VAT on an EICR quote

Always check whether a price includes VAT. £75 + VAT is £90 in total, so a price “plus VAT” is noticeably higher than it first looks. We show homeowners and landlords the VAT-inclusive total first, with the ex-VAT figure alongside. Businesses that can reclaim VAT usually work from the ex-VAT figure.

What an EICR price should include

A proper EICR price covers:

• a visual inspection of the whole fixed installation;
• testing of every circuit — continuity, insulation resistance, polarity, earth fault loop impedance and RCD tests;
• a full written report with the result, every observation coded C1, C2, C3 or FI, and the schedule of test results for each circuit;
• the date of the next inspection;
• VAT, if the business is VAT registered.

You can see what a full report looks like on our sample report page.

What isn’t included

• Remedial work. If the report finds problems, you’ll get a separate quote to put them right — and you can use any qualified electrician. See remedial works.
• Optional extras. PAT testing for plug-in appliances is priced separately and only added if you ask for it.
• Other safety checks. Emergency lighting testing and smoke alarm work are separate services.

Budgeting for remedial work

If you’re a landlord, any C1 or C2 items — and any further investigation the report calls for — must be dealt with within 28 days of the inspection. It’s worth keeping some budget aside when an EICR is due, especially for an older property. Homeowners have no legal deadline, but C1 and C2 items are real risks and should come first. See unsatisfactory EICR: what happens next.

What to budget for

Landlords: an EICR at least every five years, remedial work for any C1, C2 or further investigation within 28 days, PAT testing if you supply appliances, and smoke and carbon monoxide alarms kept in working order.

Homeowners: an EICR at least every ten years, and before a renovation, a purchase or a sale.

Buyers: an EICR between offer and exchange, with the seller’s permission, so you can budget for any work before you commit. See EICRs when selling or buying.

Is a very low quote a good deal?

A price that looks too good to be true can mean a rushed visit, only a sample of circuits tested, or a report that a council or letting agent won’t accept. Before you book, ask:

• Will every circuit be tested?
• Is VAT included in the price you’ve been given?
• Will I get the full report, including the schedule of test results?
• Is there any extra charge on the day, or for the report itself?
• What are the inspector’s qualifications, and are they insured?

We test every circuit to BS 7671, email the full report as a PDF and hold £5m public liability insurance.

Common mistakes

• Comparing an ex-VAT quote with a VAT-inclusive one.
• Forgetting to mention a second consumer unit — it changes the price.
• Choosing on price alone, then paying again for a report that isn’t accepted.
• Not budgeting for remedial work on an older property.

Key points

• From £90 inc VAT (£75 + VAT) for a studio to two-bed flat with one consumer unit.
• Bigger homes, HMOs and extra consumer units cost more.
• Remedial work is quoted separately, with no obligation to use us.
• Check every quote includes VAT and testing of every circuit.

Get your exact price

Tell us about the property to see your price, including VAT, then pick a preferred date — nothing is booked until we call to confirm. See your price, call us on 07301 010244, or read about our landlord EICR and homeowner EICR services.