What the job involves
An EICR (Electrical Installation Condition Report) is a formal inspection and test of the fixed electrical installation in a property. That means the consumer unit (fuse box), wiring, sockets, light fittings, switches, earthing and bonding, and any fixed equipment such as an electric shower or cooker circuit. It does not cover portable appliances, which is a separate test.
The electrician carries out a visual inspection first, then tests the circuits with calibrated equipment. Some of this needs the power off. They check things like whether the earthing is adequate, whether protective devices will trip when they should, whether cable insulation is sound, and whether the installation suits how the property is used today.
The result is a written report. Each issue found is given a code:
- C1: danger present, immediate action needed.
- C2: potentially dangerous.
- C3: improvement recommended, not a safety failure.
- FI: further investigation required.
The report is marked satisfactory or unsatisfactory overall. Any C1, C2 or FI code means unsatisfactory. An EICR is an inspection, not a repair. If it finds faults, fixing them is quoted and done separately.
Landlords in particular need to know this. Private rented homes in England, and under their own rules in Scotland and Wales, need a valid report at regular intervals, and tenants must be given a copy. For owner-occupiers an EICR is not usually compulsory, but it is a sensible check when buying an older home, after a long period without any testing, or before major building work.
What affects the price
Every property is different, and the biggest factors are mostly about how much there is to test and how easy it is to reach.
- Size of the property. More bedrooms and floors mean more circuits, sockets and lights to inspect. A studio flat takes far less time than a large detached house.
- Number of circuits and consumer units. Each circuit is tested individually. Homes with several consumer units, sub-boards, or outbuildings with their own supply take longer.
- Age and condition of the installation. Older systems with mixed wiring types, rewires done in stages, or unclear labelling take longer to trace and understand. Poor records slow things down.
- Access. Cluttered cupboards, furniture against sockets, locked rooms, loft spaces that are hard to reach and floors that need lifting all add time.
- Outbuildings and extras. Garages, garden offices, outdoor lighting, EV chargers, solar installations and electric heating all add to the scope.
- Type of property. Flats, houses, HMOs and commercial-style lets differ in complexity. HMOs often have more circuits, fire alarm links and emergency lighting to consider.
- Location and travel. Prices vary by region, and by how far the electrician has to travel. Parking can matter in dense city areas.
- Report detail. Some electricians include photographs, circuit schedules and clear plain-English summaries. Others give only the minimum paperwork.
- Follow-up work. Strictly this is not part of the inspection price, but if the report finds faults, remedial work will be quoted on top. Some firms offer to carry this out at the same visit, which can save a return trip.
The prices on this page show what other homeowners actually paid, which is a better guide than a national average. Compare like with like: a similar size of property, in a similar area, with similar circuits.
Ways to keep the cost down
- Prepare the property. Clear access to the consumer unit, under-stairs cupboards and sockets. Make sure every room is unlocked on the day.
- Gather paperwork. Previous EICRs, Minor Works certificates, installation certificates for any rewire or new consumer unit, and any plans help the electrician work quickly.
- Tell them about everything. Mention outbuildings, extra consumer units and anything unusual when you ask for the quote. Surprises on the day lead to extra charges.
- Get several like-for-like quotes. Ask each electrician to quote for the same scope and the same level of reporting so the figures can be compared fairly.
- Book several properties together. If you are a landlord with more than one property, ask whether the electrician will offer a better rate for a batch. Be aware that the guide here covers one property.
- Ask about remedial work upfront. If the report needs fixes, having the same firm do minor ones can save a second call-out. Still compare the remedial quote on its own merits.
- Do not skip the report to save money. An uncertified inspection or a report that is not properly completed may be rejected by a letting agent, mortgage lender or council, so you would pay twice.
What should be included in a quote
A good quote is clear about what you are getting. Check it covers:
- [ ] The address and the type and size of the property.
- [ ] Confirmation that it is a full EICR, not a limited visual check.
- [ ] The number of consumer units and circuits allowed for.
- [ ] Whether outbuildings, garages and external supplies are included.
- [ ] Whether the price includes VAT, if the electrician is VAT-registered.
- [ ] How and when you will receive the report, and in what format.
- [ ] Whether a basic circuit schedule and test results are provided.
- [ ] Any conditions, such as the need for power to be off for a period.
- [ ] What happens if access is blocked or extra circuits are found.
- [ ] The electrician's registration or scheme membership details.
- [ ] How remedial work would be priced, and whether a retest is included.
Questions to ask an electrician
- Are you registered with a recognised competent person scheme such as NICEIC, NAPIT or similar, and can I see your details?
- Do you hold current qualifications for inspection and testing, and carry appropriate insurance?
- Will you be carrying out the inspection yourself, or sending someone else?
- Does the price cover the whole property, including outbuildings and any second consumer unit?
- How much of the installation will you sample, and will you test every circuit?
- Will the power need to be off, and for how long?
- If the report is unsatisfactory, how do you quote for the remedial work, and is a recheck included?
- Will I get the report in a format I can pass to a letting agent, tenant or buyer?
- What happens if you find something dangerous during the visit?
How long it takes and what to expect
A small flat can often be done in a few hours. A larger or older house can take most of a day, or longer if the installation is complicated. The electrician will usually ask you to be there at the start, or arrange keys and access, so they can reach every room.
Expect the power to be switched off for periods while they test. Plan around this: save work on computers, and think about freezers, medical equipment and anything with a timer. The electrician should tell you in advance when the supply will be off.
They will lift socket covers, open the consumer unit and look at cable connections. They should leave things tidy, though occasional minor disturbance is normal. They do not usually move heavy furniture, so you may need to do that first.
The report normally follows within a few days. Read it carefully, especially the observations and codes. If it is unsatisfactory, ask the electrician to explain each item in plain language and which ones are urgent. Remedial work should be quoted separately. Once it is done, you should receive confirmation or an updated report showing the issues have been resolved. Landlords must act within the timescale set by the regulations that apply to them, so check this early.
Signs a quote is too cheap or too expensive
Too cheap:
- The price is far below other quotes for a similar property, with no explanation.
- The quote does not say it is a full EICR, or mentions only a visual check.
- The electrician cannot show scheme registration or relevant qualifications.
- There is no mention of testing, only of looking at the consumer unit.
- They promise a satisfactory result before seeing the property.
- The quote is vague about what the price includes, which usually means extras later.
Too expensive:
- The figure is much higher than comparable local prices, with no sign of a larger or more complicated installation.
- Charges are added for items that should be standard, such as producing the report.
- Remedial work is bundled into the inspection price without itemising it.
- There is pressure to commit on the spot, or to agree to unspecified further work.
Compare the quote with the prices on this page for similar properties. If it sits well outside them, ask the electrician to explain why. A good one will be happy to.