Most EICRs in London land between £150 and £250 for a flat or small house, and between £250 and £400 for a larger property with more circuits. HMOs and shared houses sit at the upper end because there is simply more to test. Those are market ranges rather than my price list, and I always confirm an exact figure before booking you in.
What moves the price is the number of circuits, not the size of the rooms. A two-bed flat with five circuits is quick. A four-bed house with a garden supply, a shower circuit, an EV charger and a converted loft has far more to inspect and test. Access matters too, because a board buried behind a fitted cupboard adds time before any testing even starts.
Circuits, not square feet
The price follows how many circuits have to be inspected and tested, which is why two similar looking homes can quote differently.
Beware the cheap quote
A very low price usually means a partial test or a rushed one, and a report that misses something is worth less than nothing.
Remedials quoted separately
If anything needs putting right you get a plain list and a separate fixed price, with no obligation to use me for the work.
Your questions, answered
Why do quotes vary so much?
Some firms price for a full test to the current regulations and some price for a quick look. Ask what percentage of circuits will actually be tested, because a proper EICR tests all of them.
Is the report cheaper for a small flat?
Usually yes, because there are fewer circuits. A one or two-bed flat is normally at the bottom of the range.
Does the price include fixing what it finds?
No. The EICR is the inspection and report. Anything that needs putting right is quoted separately so you can see exactly what you are paying for.
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