When you need an EICR
Legal requirement under the Electrical Safety Standards in the Private Rented Sector Regulations 2020: every rented residential property in England needs an EICR every 5 years. Strongly recommended every 10 years for owner-occupied properties and before any renovation, extension or loft conversion. Mandatory before mortgage release on some lender criteria. Carried out by an NICEIC, NAPIT or ELECSA-registered electrician using calibrated test equipment — measures earth fault loop impedance, insulation resistance, RCD trip times, polarity, continuity. Output is a coded report (C1 immediate danger, C2 potentially dangerous, C3 improvement recommended, FI further investigation required).
Cost tiers
Standard 3-bed terrace (£180–£300): single consumer unit, 8–12 circuits, 3–4 hours on site, full written report with codes. 4–5 bed property (£300–£500): typically two consumer units (main + outbuilding), 14–20 circuits, 5–6 hours on site. Whole-house pre-renovation (£600–£900): full circuit mapping, marked-up floor plans, every socket and switch tested, condition assessment of every accessory, scope-of-works budget for any C1/C2 remediation. Standard before any major renovation. Add £150–£300 for thermal imaging of the consumer unit if you suspect overheating or want lender-grade evidence.
Common London EICR findings and remediation costs
C1 (immediate danger): exposed live conductors, missing covers, dangerous fault. Must isolate immediately. Typical fix £200–£800. C2 (potentially dangerous): no RCD protection on socket circuits, old rubber-insulated cables, undersized main earthing. Typical fix £400–£2,000. C3 (improvement recommended): older but compliant — usually no immediate action. FI (further investigation): suspected defect requires deeper testing. Cost typically £200–£600. Full rewire trigger: if more than 50% of the installation is C1/C2 or wiring is rubber-insulated (pre-1970s), a full rewire is typically more cost-effective than spot remediation. Whole-house rewire on a London 3-bed terrace: £4,500–£8,500 (see related answer 'How much does a rewire cost London').
