Landlord electrical safety certificate cost in London 2026: EICR, fire alarm and PAT prices
Certificate prices for London landlords
| Certificate | Property | Energy North price | Valid for |
|---|---|---|---|
| EICR (landlord electrical safety certificate) | 1 to 3 bedroom, 10-way board | £114 | 5 years |
| EICR | 4 bedroom | £135 | 5 years |
| EICR | Up to 6 bedrooms | £180 | 5 years |
| EICR | Commercial or mixed use | £15 per circuit | 5 years, or as the report states |
| Fire alarm certificate, BS 5839-6:2019 | 1 to 4 bedroom house or flat | £114 | Annual check recommended |
| Fire alarm certificate, BS 5839-6:2019 | HMO up to 6 bedrooms | £150 | Annual |
| PAT testing | 1 to 3 bedroom property, all appliances tested and labelled | £100 | 12 to 24 months, risk based |
Book the EICR and the fire alarm certificate together and they are done in one visit, which is why most London landlords pay around £200 for a flat and are covered for five years on the wiring.
Which certificates a landlord actually needs
EICR, mandatory. Every private rented home in England, every five years, under the 2020 regulations. This is the "landlord electrical safety certificate" people search for.
Smoke and carbon monoxide alarms, mandatory. At least one smoke alarm on every storey with living accommodation and a CO alarm in any room with a fixed combustion appliance, working at the start of every tenancy. A BS 5839-6 certificate proves the system is correctly designed and tested; for an HMO the council will expect it.
PAT testing, not mandatory but expected. There is no law that says "PAT every year", but a landlord must keep supplied appliances safe, and a PAT record is how you prove it. Most agents ask for one.
Gas safety (CP12) and EPC are separate legal duties and are not electrical, but they share the same calendar, so we list them in the calendar below.
The 2020 regulations in plain English
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 apply to every new tenancy from 1 July 2020 and every existing tenancy from 1 April 2021. A landlord must have the fixed installation inspected and tested by a qualified and competent person at least every five years, obtain a report, and act on it. Lodger arrangements where the landlord lives in the property, social housing and long leases of 7 years or more are outside the rules. Everything else, including HMOs, is inside.
Deadlines and the 28-day rules
| Duty | Deadline |
|---|---|
| Give the report to existing tenants | Within 28 days of the inspection |
| Give the report to a new tenant | Before they occupy the property |
| Give the report to a prospective tenant who asks | Within 28 days of the request |
| Give the report to the local authority | Within 7 days of a written request |
| Complete C1, C2 and FI remedial work | Within 28 days, or sooner if the report says |
| Written confirmation of remedial work to tenants and council | Within 28 days of completing the work |
| Next inspection | Within 5 years, or the shorter interval on the report |
Fines and enforcement in London
A local authority can issue a financial penalty of up to £30,000 for each breach, and can arrange remedial work itself and recover the cost. London boroughs with licensing schemes ask for the EICR as part of every licence application and renewal, so a missing report surfaces quickly. It is also a standard document in deposit disputes and Section 21 challenges. Against those numbers a £114 certificate every five years is the cheapest insurance a landlord buys.
What if the EICR is unsatisfactory
A single C1, C2 or FI observation makes the report unsatisfactory and starts the 28-day clock. Typical items and what they cost to put right in London: a missing RCD on socket circuits (£120 to £250 to add RCBOs), a consumer unit with no RCD protection at all (£450 to £900 for a new board), a cracked socket or switch (£40 to £80 each), missing earth bonding to gas or water (£80 to £150). Energy North prices every item on the report so you can approve the work from the PDF, and issues the confirmation of completion tenants and councils ask for.
A five-year compliance calendar
| When | What |
|---|---|
| Before every new tenancy | EICR in date, alarms tested, copies given to the tenant |
| Every 12 months | Gas safety CP12 (if gas), alarm check, PAT on supplied appliances |
| Every 5 years | New EICR, fire alarm certificate refreshed |
| Every 10 years | EPC renewal (and by 2028 a minimum rating of C is expected for new tenancies) |
| After any electrical work | Keep the certificate with the EICR file |
Letting agents and portfolios
If you manage several properties, the expensive part is not the certificates, it is the admin of chasing dates. Put every property on one calendar with the EICR expiry, book inspections in batches by area, and keep the PDFs in one folder that tenants and the council can be sent from in minutes. Energy North offers portfolio pricing on EICRs booked together across North, East and West London, and every certificate is emailed the same day.
Where these prices apply
This guide is written for London. The figures hold across the boroughs we work in most, Barnet, Enfield, Haringey, Camden, Islington, Hackney, Waltham Forest, Tower Hamlets, Newham, Redbridge, Westminster, Ealing, Brent, Harrow, Hillingdon, Hounslow, and across the rest of Greater London within a small travel allowance. Outside the M25 prices are usually a little lower because day rates and parking cost less.
Frequently asked questions
How much is a landlord electrical safety certificate in London?
From £114 for a 1 to 3 bedroom rental with Energy North, £135 for 4 bedrooms and £180 for up to 6 bedrooms. The certificate is the EICR and is valid for five years.
Is an EICR a legal requirement for landlords?
Yes. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, every private rented home in England needs a satisfactory EICR at least every five years.
What is the fine for not having an EICR?
The local authority can issue a financial penalty of up to £30,000 for each breach and can carry out the remedial work and recover the cost.
Do landlords need a PAT test?
It is not a specific legal requirement, but landlords must keep supplied appliances safe and a PAT record is the accepted way to prove it. Energy North does PAT from £100 for a 1 to 3 bedroom property.
Do I need a fire alarm certificate as a landlord?
Smoke alarms on every storey and CO alarms in rooms with combustion appliances are mandatory. A BS 5839-6 certificate proves the installation is correct, and HMO licensing normally requires it. Energy North charges £114, or £150 for an HMO up to 6 bedrooms.
What happens if my landlord EICR is unsatisfactory?
You have 28 days to complete the C1, C2 and FI items and confirm this in writing to tenants and the council. Most items are small repairs; a new consumer unit is the most common larger one.
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Related guides
- How much does an EICR cost in London?
- Consumer unit replacement cost in London
- How much does an electrician cost in London?
- Emergency electrician cost in London
Prices checked 12 September 2026. They are guide prices for Greater London and include VAT where Energy North is the installer; other electricians may quote differently. Nothing on this page changes the legal duties described, which come from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 and BS 7671.