An EICR (Electrical Installation Condition Report) is a formal inspection of the fixed electrical wiring in a property. It checks whether the electrics are safe, identifies any defects or potential hazards, and gives each circuit a condition code. Whether you're a landlord meeting legal requirements, a homeowner wanting peace of mind, or an electrician pricing EICR work, this guide covers the full cost of an EICR in the UK for 2026.
EICR Cost by Property Type — UK 2026
The cost of an EICR depends mainly on the size of the property and the number of circuits. Here's what you can expect to pay in 2026:
| Property Type | EICR Cost |
|---|---|
| 1-bed flat | £120-£180 |
| 2-bed flat | £150-£220 |
| 2-bed house | £160-£240 |
| 3-bed semi-detached | £180-£280 |
| 3-bed detached | £200-£300 |
| 4-bed house | £250-£350 |
| 5+ bed house | £300-£450 |
| HMO | £300-£500 |
| Commercial (small) | £300-£600 |
| Commercial (large) | £500-£1,200 |
Prices are higher in London and the South East — typically 20-30% above these figures. Scotland and the North tend to sit at the lower end of the ranges.
What Affects EICR Pricing?
Several factors influence the final EICR cost:
- Property size — More rooms means more sockets, lights, and circuits to test
- Number of circuits — A modern consumer unit with 12+ circuits takes longer to test than a 6-way board
- Age of wiring — Older properties with dated wiring (rubber-sheathed, lead, or aluminium cables) take significantly longer to inspect and are more likely to reveal faults
- Access — Loft spaces, underfloor voids, and tightly packed consumer units all add time. If furniture needs moving to reach sockets, that's extra too
- Location — London electricians charge more than those in the North East or Wales due to higher overheads and cost of living
Pro Tip: If you're an electrician, always ask the customer how many consumer units and circuits the property has before quoting. A 3-bed house with a single 6-way board is a very different job to a 3-bed with two consumer units and 20 circuits.
What's Included in an EICR?
A full EICR covers four main stages:
- Visual inspection — Checking the consumer unit, wiring, sockets, switches, and light fittings for visible damage, deterioration, or non-compliance
- Dead testing — With the power off, testing continuity of protective conductors, insulation resistance, and polarity across every circuit
- Live testing — With the power restored, testing loop impedance, RCD operation times, and prospective fault current
- Report with condition codes — Each defect is assigned a code:
- C1 (Danger present) — Immediate risk, needs fixing urgently
- C2 (Potentially dangerous) — Not immediately dangerous, but requires remedial action
- C3 (Improvement recommended) — Not a safety risk, but could be improved
- FI (Further investigation) — More investigation needed to determine the extent of the issue
The report concludes with an overall assessment of Satisfactory or Unsatisfactory. Any C1 or C2 codes result in an unsatisfactory report.
How Long Does an EICR Take?
The duration depends on the property size and the condition of the electrics:
| Property Size | Typical Duration |
|---|---|
| 1-bed flat | 1-2 hours |
| 2-bed flat/house | 2-3 hours |
| 3-bed house | 2-4 hours |
| 4-bed house | 3-5 hours |
| Large house (5+ bed) | 4-6 hours |
| HMO | 4-8 hours |
| Commercial (small) | 4-8 hours |
Properties with older wiring, multiple consumer units, or poor access will sit at the top end of these ranges. A well-maintained modern property with a tidy consumer unit will be quicker.
How Electricians Should Price EICRs
There are two common approaches to pricing EICR work:
- Flat rate by property type — Set fixed prices for common property types (e.g., £180 for a 2-bed flat, £250 for a 3-bed house). This is simple for the customer and easy to quote quickly. Works best when you know the local housing stock well.
- Base rate + per circuit — Charge a base fee (e.g., £100) plus a per-circuit fee (e.g., £12-£18 per circuit). This is fairer on larger properties and protects your margin when a job has more circuits than expected.
Whichever approach you use, always factor in:
- Travel time and fuel
- Report writing time (30-60 minutes on top of the inspection)
- Certification and scheme fees (NICEIC/NAPIT annual costs divided across your jobs)
- Insurance and public liability cover
Pro Tip: Don't forget to charge for report writing. Many electricians underquote EICRs because they only price the on-site time. A thorough EICR on a 3-bed house might take 3 hours on site plus 45 minutes writing up the report. Price accordingly.
EICR Pricing as a Tradesman — Building It Into Your Quoting
If you do a lot of EICR work, build standardised pricing into your quoting workflow. Here's how:
- Create a price list — Have set prices for each property type so you can quote instantly without calculating each time
- Bundle with remedial work — If the EICR reveals faults, offer a combined price for the inspection plus remedial work. Customers prefer a single quote rather than paying twice
- Materials markup — If remedial work is needed, apply your usual 15-20% markup on materials
- Landlord packages — Offer annual service packages to landlords with multiple properties — discounted EICR rates in exchange for guaranteed repeat work
- Use quoting software — Tools like TradeQuoteAI let you build EICR templates so you can send professional, itemised quotes in minutes
When Is an EICR Required?
The rules vary depending on the type of property:
- Landlords (every 5 years) — Since July 2020, the Electrical Safety Standards in the Private Rented Sector (England) Regulations require landlords to have an EICR carried out at least every 5 years. A copy must be provided to tenants within 28 days.
- Before selling a property — Not legally required, but buyers and solicitors increasingly request an EICR as part of the conveyancing process. Having one ready speeds up the sale.
- Homeowners (every 10 years) — There is no legal requirement for homeowners to have an EICR, but the IET Wiring Regulations recommend an inspection at least every 10 years for domestic properties.
- After major electrical work — If you've had a full rewire, consumer unit upgrade, or significant alteration, an EICR confirms the new work is safe and compliant.
- Commercial premises (every 5 years) — Employers have a duty of care under the Health and Safety at Work Act to maintain safe electrical installations.
Pro Tip: If you're an electrician targeting landlord work, build a database of EICR expiry dates. Contact landlords 2-3 months before their EICR is due to offer a renewal — this creates a reliable, recurring income stream.
What Happens If an EICR Fails?
An EICR doesn't technically "pass" or "fail" — it's classed as Satisfactory or Unsatisfactory. If the report is unsatisfactory, it means C1 or C2 codes were found and remedial work is required.
Here's what each code means for the property owner:
- C1 (Danger present) — The electrician should make the issue safe immediately during the inspection (isolating the circuit if needed). Remedial work must be carried out urgently.
- C2 (Potentially dangerous) — Remedial work is required but not immediately dangerous. For landlords, this must be completed within 28 days (or as specified in the report), and the local authority must be notified if not done in time.
- C3 (Improvement recommended) — No action is legally required. These are suggestions for improvement, such as upgrading to a modern consumer unit or adding RCD protection.
- FI (Further investigation) — Additional testing or opening up of wiring is needed to determine the full extent of an issue. This is usually quoted as additional work.
Typical remedial work costs after a failed EICR:
| Remedial Work | Typical Cost |
|---|---|
| Replacing a faulty socket/switch | £50-£100 |
| Earthing/bonding upgrade | £150-£300 |
| Consumer unit replacement | £600-£900 |
| Rewiring a single circuit | £200-£500 |
| Full rewire (3-bed house) | £3,000-£5,000 |
Frequently Asked Questions
How much does an EICR cost for a 3-bed house?
An EICR for a 3-bed semi-detached house typically costs between £180 and £280 in the UK in 2026. A 3-bed detached house may cost £200-£300 due to the larger number of circuits. Prices are higher in London and the South East, where you can expect to pay £250-£350.
How often do you need an EICR?
Landlords are legally required to have an EICR every 5 years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Homeowners are recommended to have one every 10 years. Commercial properties typically need one every 5 years. You should also get one before selling your property or after any major electrical work.
Can I do an EICR myself?
No. An EICR must be carried out by a qualified and competent electrician, typically registered with a competent person scheme such as NICEIC, NAPIT, or ELECSA. A DIY inspection has no legal validity and would not be accepted by landlords, letting agents, local authorities, or mortgage lenders. The testing requires specialist equipment (multifunction testers, insulation resistance testers) and the knowledge to interpret the results correctly.
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