A standard domestic EICR in London costs £190 to £300 plus VAT — £228 to £360 including VAT — depending on the number of bedrooms. Flats at the smaller end, larger houses at the top. HMOs, communal blocks and properties with no previous paperwork cost more, and the reasons are explained below.
These are our own published rates, not an industry average. They are the same numbers our estimators use, and every job is confirmed with a fixed written quote before we start.
Price your own EICR →Domestic property, one consumer unit, previous certificate available. Excluding VAT unless stated.
| Property | Price ex VAT | Inc VAT | Typical time on site |
|---|---|---|---|
| 1 bedroom flat or studio | £190 | £228 | 2 hours |
| 2 bedrooms | £205 | £246 | 2–3 hours |
| 3 bedrooms | £220 | £264 | 3 hours |
| 4 bedrooms | £235 | £282 | 3–4 hours |
| 5 bedrooms | £300 | £360 | 4 hours |
| 6+ bedrooms | £300 + £25 per extra bedroom | — | 4 hours + |
Rates current at September 2026 and applied across Greater London, Kent and Sussex. The certificate is included, and there is no call-out charge, no mileage and no parking recharge in our standard area. The Congestion Charge zone sits outside it.
Five things move an EICR price, and only one of them is the size of the property. If you are comparing quotes, these are the variables that explain most of the difference between them.
The single biggest factor. With no records, every circuit has to be traced and identified from scratch rather than verified against a schedule.
+£20 per circuit beyond the first six
An annexe, a garage supply, a second meter or a converted loft each add a board that has to be tested and scheduled in its own right.
+£65 per additional board
More lettable rooms means more circuits, more accessories and more doors to be let through on the day.
+£40 per room beyond three
Blocks are priced per landlord's supply rather than per bedroom — risers, stairwells, bin stores, plant and car parks.
£165 per board
Standard hours are Monday to Friday, 8am to 5pm. Evenings, weekends and bank holidays carry an out-of-hours rate.
Fast track +£50 · out of hours ×1.5
A modern flat might have six circuits; a large house with an extension, garden lighting and a car charger can run past sixteen.
Only chargeable where there are no previous records
Same rates as the table above. Nothing is sent anywhere and no details are needed.
A guide, not a quotation. We confirm a fixed price in writing before any work begins, and it does not change afterwards.
Need a fuse box upgrade or a full rewire priced as well? The pricing page runs all three estimators together, and there is a detailed guide to what a rewire costs in London.
Search for an EICR in London and you will find headline prices well below ours. Some are genuine introductory rates from established firms. Others are priced to win the click, and the final invoice looks different. It is worth knowing what usually separates a very low headline price from ours, so you can compare like with like.
None of that is necessarily dishonest — it is a pricing model, and for a small modern flat with full paperwork a capped price can genuinely be the cheaper option. It goes wrong on older stock, on portfolios, and anywhere the records are missing, which is most of what we are asked to look at.
Our price covers the inspection, the testing and the certificate, and it is agreed in writing before we start. If remedial work is needed we quote it separately, and you are free to have anyone carry it out.
The EICR fee buys the inspection and the report. What the report finds determines whether there is anything else to pay, and that is where budgets usually go wrong. An EICR is either satisfactory or unsatisfactory — and a single C2 makes the whole report unsatisfactory, however good the rest of the installation is.
The most common remedial by a distance is a consumer unit that no longer provides adequate protection — priced on the pricing page, and explained on our fuse box upgrade page. Where a property needs more than a board change, our guide to rewire costs in London sets out what a full rewire runs to.
We carry out remedials with our own engineers and re-issue the certificate, so you are not left holding a list of faults and chasing a second trade.
England. A summary of the regulations, not legal advice — check your own obligations with your compliance team or local authority.
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, private landlords must have the installation inspected and tested at least every five years, supply the report to existing tenants within 28 days and to new tenants before they move in, and complete any remedial or further investigative work within 28 days — or sooner where the report says so.
The requirements were extended to the social rented sector by the Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025. They applied to new social tenancies from 1 December 2025 and to existing tenancies from 1 May 2026.
Existing social tenancies must have a valid EICR by 1 November 2026. The same five-year cycle and 28-day remedial window apply, and where a social landlord supplies electrical equipment, that equipment must also be tested every five years — which is what our PAT testing covers.
If you are running a programme against that deadline, we work at that scale already — 2,306 jobs across 187 postcode districts in 2026, including communal and portfolio programmes. The about page maps where.
Most of our work is within a few miles of the office in Blackheath, and the housing stock shapes the price more than the postcode does.
Around Blackheath and West Greenwich the Georgian and Victorian stock has usually been extended, converted or partially rewired at some point, often more than once. Those are the properties where the paperwork has gone missing and the circuit count is higher than the bedroom count suggests — the two things that move the price. Purpose-built flats around the Peninsula and in Lewisham tend to sit at the bottom of the table, with six or eight circuits and a board fitted this century.
In Eltham, Bromley and Bexley the 1930s semis are the common case, and the frequent finding is a board that predates RCD protection — the most likely route from a satisfactory-looking property to an unsatisfactory report.
Between £190 and £300 plus VAT for a standard domestic property, depending on the number of bedrooms — £228 to £360 including VAT. A one-bedroom flat is £190 plus VAT and a five-bedroom house is £300 plus VAT. HMOs, communal areas and properties with no previous certificate cost more.
Yes. The price covers the inspection, the testing and the report, with no separate certificate fee.
Without records every circuit has to be traced and identified from scratch rather than verified against an existing schedule, which takes considerably longer. We charge £20 per circuit beyond the first six where no paperwork exists.
A one-bedroom flat is £190 plus VAT and a two-bedroom flat is £205 plus VAT. Purpose-built flats are usually at the lower end because they tend to have fewer circuits and a more recent consumer unit.
An HMO is priced on the bedroom ladder plus £40 for each lettable room beyond three. A six-room HMO with eight bedrooms works out at £495 plus VAT.
Communal areas are priced per landlord's supply rather than per bedroom, at £165 per board. A block with three boards is £495 plus VAT.
Two to four hours on site for most domestic properties. We issue the certificate within 24 to 48 hours.
At least every five years for both private and social rented property in England, or sooner if the report specifies a shorter interval. Existing social tenancies must have a valid report by 1 November 2026.
A report is unsatisfactory if it contains any C1, C2 or FI code. We explain what is needed, quote the remedial work as a separate fixed price, and re-issue the certificate once it is done. You are free to have any qualified contractor carry out the work.
The price covers the inspection, the testing and the certificate. There is no call-out charge, no mileage and no parking recharge in our standard area, though the Congestion Charge zone sits outside it. Fast-track booking within 48 hours is £50, and evening, weekend or bank holiday attendance is charged at 1.5 times the standard rate.
NICEIC approved · certificate included · remedials quoted in-house.
Booking a single property? The EICR service page has turnaround times and what to expect on the day.
