An EICR from us costs £149 for a flat or 1-bed house, £179 for a 2–3 bed house, £229 for a 4–5 bed house and from £249 for an HMO, all including VAT and the written report. Commercial premises are quoted after a short call.
| Property | Circuits | Price (inc. VAT) |
|---|---|---|
| Flat or 1-bed house | Up to 8 | £149 |
| 2–3 bed house | Up to 12 | £179 |
| 4–5 bed house | Up to 18 | £229 |
| HMO | Per room and circuit | from £249 |
| Commercial | Depends on boards and circuits | Quoted |
EICR certificate cost
People often search for the EICR certificate cost as if the certificate were a separate item. It isn't. The certificate is the report the inspector writes after testing, so the cost of the EICR certificate is the cost of the inspection: £149, £179 or £229 depending on the number of circuits, or from £249 for an HMO, including VAT. We don't charge extra to issue, email or re-send the report, and there's no separate fee for a landlord copy.
If someone offers a "certificate only" for much less, be careful. A valid EICR can't be issued without the full inspection and test behind it.
What's included in the price
- a visual inspection of the whole installation
- calibrated testing of every circuit, not a sample
- the full coded written report (the EICR certificate), emailed to you
- a copy ready for your tenants and letting agent
- a fixed-price quote for any remedial work the report identifies
There are no separate certificate fees and no VAT added at the end.
EICR cost for a 1-bed flat
A flat or 1-bed house with up to 8 circuits is £149. Most flats fall into this band. They typically have lighting, sockets, a cooker, a shower and an immersion heater on separate circuits.
EICR cost for a 2-bedroom house
A 2-bedroom house usually has 8 to 12 circuits and costs £179. If it has 8 or fewer, for example a small terrace with gas heating and no electric shower, it may fall into the £149 band. Count the breakers and we will confirm.
EICR cost for a 3-bed house
A typical 3-bedroom house is £179, which covers up to 12 circuits. That is enough for most 3-bed semis and terraces, including those with an electric shower, a separate cooker circuit and a garage supply.
EICR cost for a 4-bed house
A 4–5 bedroom house with up to 18 circuits is £229. Larger detached homes, or those with a second consumer unit for an extension, outbuilding or garden office, often have more circuits, so count both boards. If you have more than 18, we will quote.
What affects the cost of an EICR?
- Number of circuits. The main factor, and why we price by circuit band rather than by guesswork.
- Number of consumer units. A second board in a garage or outbuilding adds circuits.
- Property type. HMOs have more circuits, more accessories and more wear, so they are priced per room and circuit.
- Commercial installations. Three-phase supplies, distribution boards and out-of-hours working mean a commercial EICR is quoted individually.
- Access. Locked rooms or blocked consumer units can mean parts of the installation can't be tested, which is recorded as a limitation on the report.
EICR cost per circuit
We don't charge per circuit. We use three fixed bands, so you know the price before we arrive. As a rough guide, that works out at around £13–£19 per circuit for a fully loaded band (£149 for 8 circuits, £179 for 12, £229 for 18), and less if your property has fewer circuits than the top of its band. HMOs are priced per room and circuit from £249, and commercial installations are quoted.
How to count your circuits
Open the consumer unit and count the circuit breakers (MCBs or RCBOs) or fuses. Don't count the main switch, the RCDs, or blank spaces. Add any breakers on a second board. Still unsure? Send a photo of the board to sales@westgateps.co.uk and we will tell you which price applies before you book.
What about remedial work costs?
Remedial work isn't included in the EICR price because it depends on what the inspection finds. Wondering what gets checked? See does an EICR check every socket?. If the report is unsatisfactory, we quote a fixed price for each item. See EICR remedial work.
Is a cheaper EICR worth it?
Very cheap EICRs are sometimes cheap because not every circuit is tested, or because the inspector isn't qualified in inspection and testing. A report like that may not stand up if a council, insurer or tenant questions it, and the rules on who can sign an EICR are getting stricter (see the October 2026 changes). Ours are carried out by Level 3 qualified in-house electricians, and every circuit is tested.