If you rent out a property in London or Surrey, you will have heard the term EICR. But what is it exactly, how much does it cost, and what happens if your property fails?
This guide answers every question landlords ask about EICR certificates. We cover the legal rules, the inspection process, the cost in London, and what to do if the report flags a problem.
Sky Electrical is a NICEIC approved electrical contractor based in Twickenham. We carry out EICR inspections for landlords across South-West London and Surrey.
What Is an EICR Certificate?
An EICR is a formal assessment of the wiring and electrical systems in a building. A qualified electrician carries out the inspection. They check that everything is safe and meets current electrical standards.
At the end of the inspection, the electrician issues a report. This report lists any faults, potential hazards, and recommended improvements. If everything is in good order, the property is awarded a satisfactory EICR certificate.
The term ‘EICR’ stands for Electrical Installation Condition Report. You may also see it called an Electrical Safety Certificate, a Periodic Inspection Report, or an Electrical Safety Check.
Is an EICR Certificate a Legal Requirement for Landlords?
Yes. Since 1 April 2021, all landlords letting properties in England must have a valid EICR. This applies to all types of tenancy, including assured shorthold tenancies, HMOs, and student lets.
The rules come from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Breaking these rules can result in a fine of up to £30,000.
As a landlord, you must:
- Have the electrical installation inspected every five years
- Give a copy of the report to your tenants before they move in
- Give a copy to your local authority within seven days if they request it
- Carry out any remedial work within 28 days of the inspection (or sooner if the report specifies)
What Does an EICR Inspection Cover?
A qualified electrician will check the fixed electrical installation in your property. This includes:
- The consumer unit (fuse board): condition, labelling, and protection devices
- Wiring and cables throughout the property
- Sockets, switches, and light fittings
- Earthing and bonding connections
- Any fixed electrical equipment, such as showers or immersion heaters
The electrician will not test portable appliances such as kettles or televisions. That is a separate inspection called a PAT test. Our testing and certification page, with all related services can be found here.
How Long Does an EICR Certificate Last?
For a private rental property, an EICR is valid for five years. You must renew it before the five years are up.
Here is a quick reference guide:
| Property Type | How Often Required |
| Private rental property | Every 5 years (legal requirement) |
| HMO (House in Multiple Occupation) | Every 5 years (often specified in HMO licence) |
| Owner-occupied home | Every 10 years (recommended, not legally required) |
| Commercial property | Every 5 years (recommended best practice) |
| Swimming pool | Every year |
If you buy a property, the previous owner’s EICR does not carry over to you as the landlord. You will need a fresh inspection before new tenants move in.
EICR Certificate Costs in London with Sky Electrical (2026)
The cost of an EICR in London depends on the size of the property and the number of circuits to test. Prices in London are typically higher than the national average due to higher labour costs.
Our EICR costs in the London and Surrey area are as follows:
- 1-bedroom flat from £288*
- 2-bedroom house from £336*
- 3-bedroom house from £375*
- 4-bedroom house from £450*
- 5+ bedrooms house from £500*
- Commercial premises and houses with 6+ bedrooms, please contact us for a quote
- Spread the cost with 0% APR Finance
*(exc. VAT)
These prices are for the inspection only. If remedial work is needed, there will be an additional cost. Always ask your electrician to give you a clear quote before they start.
Be cautious of very cheap EICR offers. If a price seems too low, the electrician may not be qualified or may rush the inspection. Always use a NICEIC-approved or NAPIT-registered contractor.
EICR Code Categories Explained: C1, C2, C3 and FI
When you receive your EICR, each finding is given a code. Here is what each code means:
| Code | Meaning | What It Means for You |
| C1: Danger present | Immediate risk to life or property | Remedial work is required immediately. The electrician may isolate the issue on the day. |
| C2: Potentially dangerous | A fault that could become dangerous | Remedial work is required within 28 days. |
| C3: Improvement recommended | Not dangerous but not ideal | No obligation to act, but improvement is recommended. |
| FI: Further investigation | A fault that needs more investigation | You must arrange further testing to determine the cause. |
A property with only C3 observations can still receive a satisfactory EICR. A property with C1 or C2 codes receives an unsatisfactory report.
What Happens If Your Property Fails an EICR?
An unsatisfactory EICR (one with C1 or C2 findings) does not mean you cannot let the property. It means you must carry out the remedial work within 28 days.
Once the work is complete, the electrician will issue a Minor Works Certificate or an Electrical Installation Certificate. You should keep this alongside your EICR.
The most common reasons for an EICR failure include:
- An old or outdated consumer unit (fuse board) without RCD protection
- Missing or inadequate earthing and bonding
- Damaged or deteriorating wiring
- Overloaded circuits or incorrectly rated fuses
- Missing socket covers or cracked faceplates
If installations are required, please take a look at our electrical installations page.
How to Book an EICR in London and Surrey
Booking an EICR with Sky Electrical is straightforward. We work across South-West London and Surrey, covering Richmond, Kingston, Wimbledon, Twickenham, Wandsworth, and surrounding areas.
All our EICR inspections are carried out by NICEIC qualified electricians. We provide a clear written report and explain every finding clearly and professionally.
To book and receive a free quote, you can:
- Call us on 020 8894 1799
- Email info@skyelectrical.co.uk
- Use our online booking form
We cover the following areas: London, West London, South London, Richmond, Twickenham, Kingston, Wimbledon, Wandsworth, Esher, Cobham, Guildford, and Berkshire. Our full list of locations can be found here.
Frequently Asked Questions
How long does an EICR inspection take?
For a typical two or three-bedroom property, an EICR takes between two and four hours. Larger properties or those with complex wiring may take longer. We will give you an estimated time when you book.
Can I use the previous owner’s EICR?
No. An EICR is specific to the person who commissions it. If you purchase a property, you must arrange your own EICR before new tenants move in.
What is the difference between an EICR and a PAT test?
An EICR covers the fixed electrical installation: the wiring, sockets, fuse board, and anything hardwired into the building. A PAT test checks portable appliances such as kettles, laptops, and desk lamps. As a landlord, you need an EICR. A PAT test is separate and optional for most residential landlords.
Does a commercial property need an EICR?
Yes. Commercial properties are not covered by the private rented sector regulations, but the Health and Safety at Work Act 1974 and the Electricity at Work Regulations 1989 require employers to keep electrical systems safe. A five-yearly EICR is best practice for any commercial building.
What qualifications should my electrician have?
Your electrician should be registered with a government-approved scheme such as NICEIC, NAPIT, or ELECSA. Sky Electrical is NICEIC approved, which means all of our engineers are regularly assessed for competency.
Ready to book your EICR?
Sky Electrical provides EICR certificates for landlords and commercial properties across London and Surrey. We have over 65 years experience with a 9.9/10 rating on Checkatrade, and 5 stars on Google.
Call us on 020 8894 1799 or visit our booking page to request a free quote from our professional team.