EICR Certificate — London
EICR Certificates London
Electrical Installation Condition Reports for landlords, letting agents and managing agents across every London borough, carried out by NICEIC-aligned electricians. We test the full fixed installation, explain every C1, C2 and C3 code in plain language, and quote any remedial work separately so the report tells you what is actually happening behind the walls.
£120–£300
Typical London EICR cost for a single property (2025)
5 years
Maximum legal interval between EICRs in rented homes
28 days
Legal deadline to remedy C1, C2 or FI observations
£30,000
Maximum fine for non-compliance per breach
On this page
What an EICR actually is
An Electrical Installation Condition Report, universally known as an EICR, is a formal inspection of a property's fixed electrical installation — the consumer unit, the cabling buried in the walls and floors, the sockets, switches, and permanently wired equipment such as immersion heaters and extractor fans. It does not cover plug-in appliances like kettles or televisions. A qualified electrician inspects and tests the installation against the current edition of BS 7671 (the IET Wiring Regulations) and records any deviation using a standard set of observation codes, before issuing an overall verdict of "satisfactory" or "unsatisfactory".
For privately rented property in England, the legal duty to obtain an EICR comes from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. It requires landlords to have the installation inspected and tested by a qualified person at intervals of no more than five years, obtain a report showing the installation is safe or, where it is not, have any necessary remedial work carried out, and provide a copy of the report to existing tenants within 28 days of the inspection and to a new tenant before they move in. Local authorities can also request a copy, and a landlord who fails to comply can be served an improvement notice and fined up to £30,000. This regime is entirely separate from the annual gas safety check — both are landlord legal duties, but they run on different laws, different intervals and different qualified professionals.
London's older housing stock means EICRs here uncover a distinct pattern of findings compared with newer suburban builds elsewhere. Victorian and Edwardian conversions frequently show evidence of unrecorded rewiring by multiple owners over decades, shared supplies in converted flats that were never properly separated, and consumer units without the RCD protection that has been mandatory on new work for years. Selective and additional licensing schemes operated by boroughs including Newham, Waltham Forest, Croydon and Enfield explicitly ask landlords to produce a current EICR as a condition of the property licence, which means an out-of-date or unsatisfactory report can hold up a licence renewal quite apart from the separate criminal liability under the 2020 Regulations.
Scope of work
What is inspected during an EICR
An EICR is a physical inspection combined with a series of dead and live electrical tests carried out on the whole fixed installation, not a visual walk-round. Every circuit is tested individually and the results recorded against it.
Consumer unit and circuit protection
The consumer unit is inspected for its condition, the presence and rating of RCD protection on relevant circuits, correct labelling of circuits, and evidence of overheating such as scorching around breakers or the incoming supply terminals.
Earthing and bonding arrangements
The main earthing conductor and the bonding to gas and water pipes are checked for presence, correct size and secure connection. Inadequate earthing and bonding is one of the most frequently recorded C2 observations in older London properties.
Circuit continuity and insulation resistance
Every circuit is tested dead for continuity of protective conductors and insulation resistance between conductors, which reveals damaged, overloaded or deteriorating cable that would not be visible from a walk-round inspection.
Earth fault loop impedance and RCD operation
Live testing confirms that a fault would be cleared quickly enough to prevent a dangerous shock, and that RCDs trip within the time required by BS 7671. This is the test that most directly protects against electrocution.
Condition of accessories and fixed equipment
Sockets, switches, light fittings and permanently connected equipment such as extractor fans, immersion heaters and storage heaters are inspected for damage, incorrect installation location (such as unprotected sockets in bathrooms) and signs of overheating.
Evidence of unsafe DIY or unrecorded alterations
The electrician looks for signs of work that was not carried out to a recognised standard — non-standard cable colours mixed inconsistently, connections outside proper enclosures, or additions that bypass existing protective devices.
When to act
Who legally needs an EICR, and what inspections commonly find
An EICR is a fixed legal cycle rather than something triggered by a visible fault, so many landlords only think about it when a tenancy renewal or licence application forces the issue. This section sets out who the duty applies to and the failures that turn up most often in London stock.
Every private landlord in England, without exception
The 2020 Regulations apply to all new and existing tenancies in the private rented sector in England, regardless of property type, tenancy length or rent level. There is no small-landlord or single-property exemption from the five-year cycle.
HMO landlords, who also face separate licensing checks
Houses in multiple occupation fall under the same 2020 Regulations, and in many London boroughs the HMO licence itself also specifies electrical safety evidence, meaning an out-of-date EICR can block a licence renewal quite apart from the standalone legal duty.
Landlords buying a property with an old or missing EICR
A property acquired with no EICR on file, or one issued more than five years ago, needs a fresh inspection before it is re-let, regardless of how recently the previous owner says work was done. A verbal assurance is not a substitute for a current report.
Missing RCD protection on socket circuits
A very common finding in London properties last rewired before RCD protection became standard: socket circuits, particularly those serving outdoor sockets or rooms with water nearby, have no RCD, which is typically recorded as a C2 observation.
Inadequate earthing or bonding to services
Older properties, especially conversions, frequently lack correct bonding between the electrical earth and incoming gas and water pipes, or have bonding that has been disconnected during later plumbing work and never reinstated.
Overloaded or extended circuits from added appliances
Kitchens and home offices fitted out long after the original wiring was designed often show circuits carrying more load than intended, evidenced by warm sockets, discoloured faceplates or breakers that trip under combined use.
How it works
How the EICR inspection works, step by step
A typical two or three-bedroom London property takes around two to three hours to inspect fully, longer for larger properties, HMOs or installations with extensive additions. Power needs to be turned off for parts of the testing, which we agree with you and any tenant in advance.
01
Booking and tenant liaison
We arrange a convenient appointment directly with you or your tenant, and explain in advance that the power supply will be interrupted for short periods during dead testing so there are no surprises on the day.
02
Visual inspection
The electrician inspects the consumer unit, visible cabling, accessories and earthing arrangement, and records the extent and limitations of the installation — noting anything that could not be accessed, such as cabling under fixed flooring.
03
Dead testing
With circuits isolated, continuity and insulation resistance tests are carried out on every circuit to detect damaged cable, poor connections or deteriorating insulation that would not be visible on inspection alone.
04
Live testing
Once dead testing is complete, the supply is restored and earth fault loop impedance, polarity and RCD trip-time tests confirm the protective devices will operate correctly in the event of a real fault.
05
Observations coded and explained
Every defect found is recorded against the specific circuit or accessory using the standard C1, C2, C3 or FI code, and the electrician talks you through what each one means and how urgently it needs addressing before the report is finalised.
06
Report issued, remedial work quoted separately
The EICR is issued the same day with an overall satisfactory or unsatisfactory verdict. Where remedial work is needed, we provide a separate itemised quote mapped to each observation code, and the report can be sent directly to your tenant or agent.
Buyer guide
How to choose a legitimate EICR provider and avoid overcharging
Because the EICR grades an installation you cannot see behind the plaster, it is a document that is only as trustworthy as the electrician who signs it. These checks help landlords separate a properly qualified, honest inspection from a rushed or inflated one.
Confirm competent-person scheme registration
A genuine EICR should be signed by an electrician registered with a recognised scheme such as NICEIC, NAPIT or ELECSA. Ask for the registration number and verify it directly on the scheme's website — this takes a minute and is the single most reliable check available to a landlord with no electrical background.
Understand what the codes actually mean before agreeing to work
C1 means a danger is present and requires immediate action; C2 means potentially dangerous and needs remedying urgently; C3 is only a recommendation for improvement and does not make the report unsatisfactory; FI means further investigation is needed before a code can be confirmed. A report showing only C3 observations is still satisfactory — do not be persuaded otherwise.
Get remedial quotes itemised against each code
Ask for the remedial quote to map line by line to the specific C1, C2 or FI observations in the report, so you can see exactly what you are paying to fix rather than a lump sum that may include unnecessary C3 improvements bundled in as if they were mandatory.
Be sceptical of a wholly "unsatisfactory" verdict with only vague detail
A properly conducted EICR lists specific, dated, circuit-by-circuit observations. If a report simply states the installation is unsatisfactory without clear, specific codes and locations, ask for the detail in writing before agreeing to any proposed remedial work.
Combine visits to reduce cost
An EICR and a gas safety certificate are separate legal requirements under different regulations, but they can usually be booked on the same visit, saving a second call-out charge. Landlords with several properties in the same area can often negotiate a portfolio rate across multiple addresses in one week.
Keep every EICR and remedial invoice on file
Retain the full report and any remedial work invoices for the life of your ownership of the property, not just until the next EICR is due — this is what you produce if a council inspection, insurance claim or tenant dispute ever asks you to evidence compliance historically, not just currently.
2025 pricing
EICR costs in London (2025)
Price depends mainly on the number of circuits, the size of the property and access. The figures below are typical for London in 2025 and include the inspection, testing and the written report; any remedial work identified is always quoted separately.
| Job | Detail | Price range (2025) |
|---|---|---|
| 1-bed flat EICR | Inspection and report, up to 6 circuits | £120 – £160 |
| 2 to 3-bed house EICR | Inspection and report, up to 10 circuits | £150 – £220 |
| 4+ bed house EICR | Inspection and report, larger circuit count | £200 – £300 |
| HMO EICR | Inspection covering shared and let areas | £220 – £400 |
| C1/C2 remedial work (typical) | Quoted per observation, varies by fault | £90 – £600 |
| Portfolio rate (per property) | Multiple properties booked on one visit | £100 – £180 per property |
Where an EICR is unsatisfactory, the remedial quote is always itemised against the specific codes recorded, so you can see precisely what is mandatory (C1, C2, FI) versus what is advisory (C3). Booking an EICR alongside your annual gas safety check on the same visit is a straightforward way to reduce total call-out costs across a portfolio.
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EICR Certificates London — get a clear quote
Tell us about the property and the job. A qualified engineer confirms the scope, agrees a price before work starts, and issues the correct certificate on completion. All 33 London boroughs covered.
Common questions
EICR Certificates London: frequently asked
Is an EICR a legal requirement for landlords in London?
Yes. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, every private landlord in England — including London — must have the fixed electrical installation inspected and tested by a qualified person at least every five years, obtain a report, and ensure any necessary remedial work is carried out. This applies to all tenancy types, including HMOs, and there is no exemption for small landlords or short lets.
What do the C1, C2, C3 and FI codes on an EICR mean?
C1 means "danger present" — an immediate risk of injury requiring urgent action, often resulting in the electrician making the installation safe on the spot. C2 means "potentially dangerous" — a defect that must be remedied urgently but does not require an on-the-spot intervention. FI means "further investigation required" because a definitive code cannot yet be assigned. C3 is merely a recommendation for improvement and does not make the report unsatisfactory on its own. Only C1, C2 and FI make the overall report unsatisfactory.
How quickly must C1 or C2 remedial work be completed?
Under the 2020 Regulations, a landlord must ensure that any C1, C2 or FI observation is remedied, and written confirmation obtained from a qualified person, within 28 days of the inspection date, or sooner if the report specifies a shorter period. This 28-day deadline is separate from, and should not be confused with, the 28-day deadline for giving tenants a copy of the report itself.
Who must receive a copy of the EICR, and by when?
The landlord must supply a copy of the full report to existing tenants within 28 days of the inspection, to a new tenant before they move into the property, and to the local housing authority within 7 days if it requests one. Failing any of these distribution requirements is treated as a breach of the Regulations in its own right, separate from the condition of the installation.
What is the fine for not having a valid EICR?
Local authorities can impose a civil penalty of up to £30,000 per breach for non-compliance with the 2020 Regulations, and can also arrange for the necessary remedial work to be carried out and recover the cost from the landlord. Enforcement sits with the local council rather than the police or the HSE, and is increasingly checked as part of licensing inspections in London boroughs with selective or additional licensing schemes.
How is an EICR different from a Gas Safety Certificate?
They are entirely separate legal regimes covering different systems. The EICR covers the fixed electrical installation under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, renewed at least every five years. The Gas Safety Certificate (CP12) covers gas appliances, pipework and flues under the Gas Safety (Installation and Use) Regulations 1998, renewed every 12 months. A landlord needs both, on their own separate schedules, and one does not substitute for the other.
Can I get an EICR the same day it is inspected?
Yes, in almost every case. Inspection and testing for a typical two or three-bedroom property takes two to three hours, and the written report is completed and issued on the same visit. Where an FI observation is recorded because further investigation is genuinely needed — for example, to trace a concealed cable — the final report may be delayed slightly until that investigation is complete.
Does a satisfactory EICR mean no further electrical work is needed for five years?
A satisfactory EICR confirms the installation was safe at the time of inspection and sets the point from which the next five-year cycle is measured, but it does not remove the landlord's ongoing general duty to keep the installation safe throughout the tenancy. Significant alterations, new circuits added, or damage discovered between inspections should still be assessed and, where notifiable, certified separately as they occur rather than waiting for the next scheduled EICR.