How Much Does an EICR Cost

An Electrical Installation Condition Report, more commonly known as an EICR, is one of the most important safety checks that can be carried out in any property. Whether you are a landlord renting out a home or a homeowner wanting reassurance that your electrical system is safe, an EICR provides an expert assessment of your wiring, circuits, sockets, switches, and fuse boards. One of the most common questions asked by property owners is how much an EICR actually costs. The answer varies depending on several key factors, from property size and age to the complexity of the electrical system and the type of installation being inspected.

While some may view the EICR as an additional expense, it is actually one of the most worthwhile investments for long-term safety and legal compliance. Throughout the UK, landlords are required by law to have an up-to-date EICR for all rental properties, ensuring that tenants are protected from the risk of electric shock or fire. Homeowners, although not legally obligated in the same way, benefit from peace of mind and the knowledge that their property meets the latest electrical safety standards.

This detailed guide explores how much an EICR costs, what determines the price, how the process works, and why cutting corners can often lead to higher costs in the long run.

What Is an EICR and Why It’s Needed

An EICR is a professional inspection and test of a property’s electrical system, designed to assess its condition and confirm that it complies with the national safety standard, known as BS 7671 or the IET Wiring Regulations. The inspection is carried out by a qualified and competent electrician who examines both the visible wiring and internal circuits to detect any faults, deterioration, or safety concerns.

For landlords, it is a legal requirement under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. These rules make it mandatory for rental properties to have a valid EICR that is renewed at least every five years. Landlords must provide a copy of the report to tenants before they move in and to the local authority if requested.

For homeowners, the EICR serves as a vital safety measure, especially in older properties where wiring may be outdated or where previous electrical work might not have been carried out to current standards.

Average EICR Costs

The average cost of an EICR typically ranges between £120 and £250 for a standard three-bedroom house. Smaller properties such as one-bedroom flats may cost around £100 to £150, while larger homes or commercial premises can cost upwards of £300. These figures are averages and can fluctuate based on several factors including the size, age, and layout of the property.

For landlords managing multiple properties, electricians often offer discounted rates when booking inspections in bulk. Similarly, if several flats within the same building require testing, costs can sometimes be reduced through shared scheduling and efficient testing.

Homeowners may also find that combining the EICR with other electrical work, such as a consumer unit upgrade or lighting improvements, can offer savings compared to booking separate visits.

Factors That Affect EICR Cost

One of the main factors influencing the price of an EICR is property size. Larger homes have more circuits, outlets, and fittings that must be tested, which increases the inspection time. For example, a small flat with a single consumer unit may take two hours to inspect, while a five-bedroom house could require half a day.

The age of the property also plays a role. Older homes often have dated wiring systems that require more detailed testing or additional time to access. In some cases, older installations may not meet modern standards, which can lead to further testing or recommendations for remedial work.

The complexity of the electrical installation is another consideration. Homes with multiple consumer units, outbuildings, or specialist equipment such as underfloor heating, EV chargers, or solar panels may require extended testing.

Location can influence cost as well. While UK generally offers competitive pricing, electricians factor in travel time, parking, and accessibility. If the property is difficult to access or spread across several levels, the inspection may take longer, which increases labour time and cost.

How Electricians Calculate EICR Pricing

EICR pricing is typically based on two main factors: the number of circuits in the consumer unit and the time required to complete the inspection. Each circuit must be tested individually, which explains why larger homes or buildings with more circuits cost more to inspect.

Most electricians provide fixed-price quotes based on the property type, with transparent pricing that includes testing, documentation, and delivery of the report. Some may charge extra if faults are found and additional time is needed to complete testing, though this should always be agreed upon in advance.

Another element of cost is the electrician’s qualifications and accreditation. Reputable electricians registered with NICEIC, NAPIT, or ELECSA may charge slightly higher rates, but this reflects their training, certification, and adherence to strict testing standards. It also ensures that the resulting EICR is legally recognised and valid for compliance purposes.

Hidden Costs and Common Misunderstandings

One of the most common misunderstandings about EICRs is that the initial inspection automatically includes remedial work. In reality, the EICR only covers inspection and testing. If the report identifies faults or non-compliances that must be corrected, these are typically charged separately.

Remedial work can range from replacing faulty sockets and damaged wiring to upgrading an outdated consumer unit. The electrician should provide a detailed quotation for any required repairs before proceeding. Landlords must ensure that these repairs are completed within 28 days if the EICR result is unsatisfactory.

Another hidden cost to consider is re-testing after remedial work. Once faults are corrected, an electrician may need to carry out follow-up testing to confirm compliance and issue a satisfactory report. Some include this as part of the repair price, while others charge separately.

The Importance of Choosing a Qualified Electrician

Choosing the right electrician is essential not only for safety but also for ensuring that the EICR is valid. The regulations require that inspections be carried out by a qualified and competent person. In practical terms, this means using electricians who are registered with an approved body such as NICEIC or NAPIT and have experience performing EICRs in residential and commercial settings.

Unqualified or unregistered electricians may offer lower prices but risk issuing reports that do not meet legal standards. This can result in enforcement action if a landlord is found to be non-compliant, as well as potential safety hazards if faults are missed during testing.

A properly certified electrician will also provide clear communication, explaining the results and advising on the best course of action for any identified issues. They will deliver the report in an easy-to-understand format that includes a summary of findings, classification codes, and recommendations.

How Long the Inspection Takes

The time required to complete an EICR varies according to property size and system complexity. For a small one-bedroom flat, the process might take between two and three hours. For a larger family home, it could take half a day or longer.

During the inspection, the electrician performs both visual checks and electrical tests. Circuits are de-energised temporarily while insulation resistance and polarity tests are carried out. The electrician will also check the consumer unit, earthing arrangements, and safety devices such as RCDs. Once all circuits have been tested, power is restored, and the findings are recorded.

The report itself is usually delivered within a few days, although some electricians provide same-day electronic copies.

The Cost of Non-Compliance

Failing to have a valid EICR can be significantly more expensive than paying for the inspection itself. For landlords, non-compliance with the Electrical Safety Standards Regulations can lead to fines of up to £30,000 per property. Local authorities have the power to enforce these penalties and issue improvement notices requiring landlords to carry out inspections or remedial work.

Beyond fines, there are also potential costs related to insurance and liability. If an electrical fault causes damage or injury in a property without a valid EICR, insurers may refuse to cover the claim. Landlords could be held personally responsible for repair costs, legal fees, and compensation claims.

EICR Costs Compared to Other Electrical Work

When compared to other electrical safety measures, the EICR is one of the most cost-effective services available. A full rewire can cost thousands, while a new consumer unit typically ranges between £500 and £800. In contrast, an EICR provides a comprehensive overview of the entire installation for a fraction of that cost.

Moreover, the EICR helps identify issues early, often before they develop into serious faults requiring expensive repairs. Investing in periodic inspections can therefore save significant money in the long term.

How Often EICRs Should Be Carried Out

Landlords are legally required to have an EICR carried out at least every five years. However, the electrician who performs the inspection may recommend a shorter interval if the installation is older or heavily used. Homeowners should also follow this five-year guideline, or sooner if signs of electrical wear appear.

If major electrical work is completed, such as rewiring or fitting a new consumer unit, it is good practice to arrange a new EICR or have an Electrical Installation Certificate issued to confirm compliance with BS 7671.

What You Get for the Cost

The EICR provides a full written record of the electrical system’s safety and performance. It identifies any immediate dangers, potential risks, or areas for improvement. The report classifies findings as either requiring urgent attention, needing improvement, or satisfactory. This transparency allows landlords and homeowners to make informed decisions about maintenance and upgrades.

For landlords, the EICR also serves as proof of legal compliance. Providing this document to tenants before move-in not only fulfils statutory duties but also demonstrates professionalism and care.

Cost Versus Value

While prices may vary slightly between electricians, the value of an EICR lies in the protection it provides. A valid report shields landlords from penalties, ensures tenants are safe, and preserves property value. It also provides reassurance that all electrical components are performing efficiently, which can reduce energy waste and lower utility bills.

In some cases, the inspection uncovers simple issues that, once resolved, prevent costly breakdowns or fires. The relatively small investment in a proper inspection can therefore deliver substantial savings and peace of mind.

Conclusion

The cost of an EICR depends on property size, age, and complexity, but typically falls between £120 and £250 for an average home. While this may seem like an additional expense, it is far outweighed by the benefits of ensuring safety, compliance, and long-term reliability.

For landlords, maintaining an up-to-date EICR is a legal obligation that protects tenants and prevents fines. For homeowners, it offers reassurance that their wiring and circuits meet modern safety standards. Choosing a qualified, registered electrician ensures the report is accurate, recognised, and compliant with regulations.

Ultimately, an EICR is not just about fulfilling a requirement; it is an investment in peace of mind. Regular inspections safeguard properties from unseen risks, maintain electrical efficiency, and contribute to safer living environments.