EICR Certificate — What It Covers and What It Costs in London 2025
An EICR (Electrical Installation Condition Report) is mandatory for London landlords every 5 years. This guide explains what the inspection covers, what the coded outcomes mean, how long it takes, and what typical costs are.
What Is an EICR?
An Electrical Installation Condition Report (EICR) is a formal inspection and testing of the fixed electrical installation in a property — the consumer unit (fuse box), wiring, sockets, switches, light fittings, and earthing system. It is carried out by a qualified electrician and results in a written report rating the installation's condition.
Who Must Have an EICR?
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, all private landlords in England must:
- Ensure a valid EICR is in place before a new tenancy starts
- Renew the EICR at least every 5 years (or more frequently if the report recommends)
- Provide a copy of the current EICR to existing tenants within 28 days of the inspection
- Provide a copy to prospective tenants before they move in
- Complete any remedial works identified within 28 days (or shorter if specified)
What Does an EICR Inspection Cover?
- Consumer unit: Type (split-load, RCBO), age, condition, whether it meets current 18th Edition wiring regulations
- Protective devices: MCBs, RCDs, and RCBOs — testing trip times and ratings
- Earthing and bonding: Main protective bonding to gas and water services, supplementary bonding in bathrooms
- Socket outlets: Polarity, earth continuity, insulation resistance
- Fixed lighting circuits: Continuity and insulation resistance
- Wiring condition: Visual inspection of accessible wiring, checking for deteriorated insulation, overheating damage, or amateur wiring
- Smoke and CO alarms: Noted (though formal alarm testing is outside the EICR scope)
Understanding the EICR Codes
- C1 — Danger Present: Immediate danger. The electrician may disconnect the circuit or installation. Must be remedied before the property can be occupied safely.
- C2 — Potentially Dangerous: Not immediately dangerous but could become so. Must be remedied within 28 days.
- C3 — Improvement Recommended: Does not comply with current regulations but is not dangerous. No mandatory action — though best practice is to address it.
- FI — Further Investigation: Requires further investigation before condition can be assessed. Common where wiring is behind plaster and cannot be fully inspected.
An EICR is marked "Satisfactory" only if there are no C1 or C2 codes. Any C1 or C2 codes result in an "Unsatisfactory" report — the landlord must arrange remedial works and provide a completion certificate within 28 days.
EICR Cost in London 2025
- 1-2 bedroom flat: £150-250
- 3-4 bedroom house: £200-350
- HMO (5-8 rooms): £300-500
- Large HMO (9+ rooms): £400-700
Frequently asked questions
How long does an EICR take in London?
An EICR for a standard 2-bedroom London flat takes 2-4 hours. A 4-bedroom house takes 3-6 hours. The duration depends on the number of circuits, accessibility of the consumer unit, and whether there are complications like aluminium wiring or inaccessible junction boxes. Properties where the supply must be isolated take longer.
What happens if my EICR comes back unsatisfactory?
An 'Unsatisfactory' EICR means one or more C1 or C2 codes were found. You must arrange remedial works within 28 days and provide evidence of completion to the tenant. Failure to remedy C1 or C2 faults means you cannot legally rent the property. A landlord who continues renting with an unsatisfactory EICR faces a civil penalty of up to £30,000.
Can I do EICR remedial works myself?
No — EICR remedial works require a qualified electrician. The completion certificate (which evidences remediation to the tenant and local authority) must be issued by a registered electrician. DIY electrical work on a rental property also voids your buildings insurance.
How long is an EICR valid for in London?
A maximum of 5 years, but the EICR may specify a shorter reinspection period if the installation has issues that need monitoring or if the property type warrants more frequent inspection (e.g. older wiring, HMO). Always follow the reinspection date specified in the report.