An EICR – Electrical Installation Condition Report – is a detailed inspection of the fixed wiring in a property: cables, sockets, switches, light fittings and the consumer unit. It shows whether the installation is safe to keep using, and it is a legal requirement for most private landlords in the UK.
Typical EICR prices range from about £120 to £180 for a flat and £150 to £300 for a three-bedroom house, depending on the number of circuits and how accessible the installation is. Homeowners are not legally required to have one, but it is strongly recommended every 10 years, when buying a home, or before major renovation.
This guide explains who needs an electrical inspection, how often, what the EICR codes mean and what happens if the report comes back unsatisfactory.
Who needs an EICR?
Required by law in England, Scotland and Wales, at least every 5 years, with a copy given to tenants.
Recommended every 10 years, or sooner for older properties.
Useful before purchase to budget for repairs or negotiate the price.
EICR prices by property size
| Property | Typical price | Time on site |
|---|---|---|
| Studio or 1-bed flat | £120–£180 | 2–3 hours |
| 2–3 bed house | £150–£300 | 3–4 hours |
| 4–5 bed house | £250–£400 | 4–6 hours |
| HMO or large property | Quoted per circuit | Full day or more |
What the codes mean
Each problem found is given a code. The overall result is “satisfactory” only if there are no C1, C2 or FI items.
What happens during the inspection
The electrician visually inspects accessories and the consumer unit, then carries out tests on a sample of circuits – often a minimum proportion agreed in advance – to check earthing, insulation, polarity and RCD operation. Power will be off for periods, so plan around computers, freezers and working from home.
How to prepare for your EICR
A little preparation keeps the visit short and the price fair. Make sure the inspector can reach the consumer unit, the electricity meter and the main earthing point without moving heavy furniture. Clear access to the loft if there are lighting circuits or junction boxes up there, and move items blocking sockets in each room. If you have any previous certificates, such as an Electrical Installation Certificate from a rewire or a past EICR, have them ready, as they help the inspector understand how the installation is arranged. Tell tenants or family members in advance that the power will be switched off at times, and save any work on computers before the inspector arrives.
If the report is unsatisfactory
- Landlords must complete remedial work within 28 days or sooner if the report says so, and send written confirmation to tenants and, on request, the local council.
- Homeowners are not legally obliged to act, but C1 and C2 items should be treated as urgent safety issues.
- You can use a different electrician for repairs. Always ask for a certificate for the remedial work.
EICRs when buying or selling a home
A standard house survey does not test the electrics in any detail, so many buyers commission an EICR before exchanging contracts, especially on older properties or homes that have been extended. The report gives a clear list of defects and their urgency, which can be used to negotiate the price or ask the seller to carry out repairs. Sellers can also benefit: providing a recent satisfactory report, together with certificates for any work done, reassures buyers and helps avoid last-minute delays when solicitors ask questions about the electrical installation.
EICR, EIC and PAT testing: what is the difference?
A periodic check of an existing fixed installation, reporting its condition.
A certificate issued when new electrical work, such as a new circuit or rewire, is installed.
Tests portable appliances like kettles and heaters, not the fixed wiring. Optional for most landlords but good practice.
How long is an EICR valid?
The inspector records a recommended date for the next inspection on the report. For privately rented homes, the legal maximum interval is five years, but it can be shorter if the inspector sees signs of wear, heavy use or an older installation. For owner-occupied homes, ten years is the usual recommendation, and properties with swimming pools, outbuildings or caravans may need checks more often. A new EICR is also sensible after flood damage, a fire or major building work.
Requirements summarised from GOV.UK guidance; prices reflect typical UK quotes.
Independent guide – not linked to any electrician or inspection company.