How Much Does an EICR Cost in Kent? (And What Happens If It Fails)

An EICR — Electrical Installation Condition Report — is a formal inspection of your home’s fixed electrical installation. It tells you whether the wiring, consumer unit, earthing, bonding, and circuits are in a safe, satisfactory condition. For landlords in Kent it’s a legal requirement. For owner-occupiers it’s recommended but not compulsory.

The question most homeowners and landlords ask first is: what does it cost? The honest answer is that it depends on the size and age of the property — but there are reasonable ranges to benchmark against.

What Does an EICR Cost in Kent?

For a standard residential property in Kent, EICR costs typically run:

These are rough ranges based on typical market rates at time of writing. Actual costs vary across Kent — electricians in Tunbridge Wells, Sevenoaks or the commuter towns tend to charge more than those in Sittingbourne, Faversham or coastal East Kent. Properties with older wiring, complex circuit layouts, or multiple consumer units take longer to inspect and cost more accordingly.

Always get at least three quotes for an EICR from Part P registered electricians. The above figures are estimates only.

What Affects the Price?

Property size and number of circuits. An EICR involves testing every circuit in the property. More circuits means more testing time. A three-bedroom house with a modern consumer unit might have 8–12 circuits; an older detached property with a mix of single and three-phase supply and outbuildings could have considerably more.

Age and condition of the wiring. A property with modern rewired installation from the last 10–15 years will take less time to inspect than one with 1970s wiring in need of careful assessment. Old rubber-insulated VIR wiring — common in Kent’s older housing stock — requires closer examination. See our guide on VIR rubber wiring in Kent homes if you’re unsure what you have.

Number of consumer units. Properties with a main board and a sub-board for outbuildings, annexes or garages take longer and typically cost more. Each board needs to be inspected separately.

Access. If consumer units, junction boxes or main earth bonding are difficult to access — in a loft, under floorboards, inside a cupboard blocked by furniture — this adds time.

Remedial work found during inspection. The EICR itself is an inspection cost. If the electrician identifies work that needs doing, that’s quoted separately. Some homeowners are surprised to receive an EICR invoice followed by a remedial works quote — these are distinct things.

What Does the EICR Actually Cover?

An EICR inspects the fixed electrical installation: the consumer unit, the wiring feeding each circuit, socket outlets, light fittings (the wiring, not the bulbs), switches, earthing and bonding, and the condition of cables. It does not cover portable appliances — those are covered by a PAT test, which is a separate service.

The inspector will carry out both visual checks and tested verification of circuits. They produce a report setting out any defects or observations using a standard coding system.

More detail on what the inspection involves and when it’s required is in our guide on electrical safety inspections in Kent.

Understanding the C1, C2, C3 Codes

The EICR report codes are the part most homeowners don’t know until they’re staring at a report. Here’s what they mean in plain terms:

📺 Watch: CONDITION CODES – EICR – WHAT THEY MEAN – HOW TO DETERMINE THE CORRECT CODE TO USE — LEARN ELECTRICS

C1 — Danger present. Immediate risk of injury. The electrician should not leave without making the installation safe — either by rectifying the fault on the spot or isolating the affected circuit. If a C1 is found, the EICR is marked Unsatisfactory and the work cannot be left as-is.

C2 — Potentially dangerous. Not an immediate danger but one that could become so. Remedial work is urgently recommended. The EICR is marked Unsatisfactory. For a landlord’s EICR, both C1 and C2 codes require remediation within 28 days of receiving the report (or sooner if specified).

C3 — Improvement recommended. Not dangerous, but not to current wiring standards. The installation is still marked Satisfactory overall. A C3 does not require any action, but it’s worth noting for future planning — if you’re rewiring or extending, bringing these points up to standard at the same time makes sense.

FI — Further investigation required. Something was found that couldn’t be fully assessed during the inspection. This might require opening up walls or floors to inspect concealed wiring. Further investigation is required before a final verdict can be given.

An EICR marked Satisfactory with only C3 codes means your electrical installation is in broadly acceptable condition. An EICR marked Unsatisfactory means C1 or C2 codes have been found and remedial work is needed.

What Happens If the EICR Fails?

“Fails” in common usage means the report comes back Unsatisfactory — C1 or C2 codes identified.

📺 Watch: EICR in an empty property part 1 — J Beck Electrical

The electrician will tell you what needs to be done and provide a separate remedial works quote. The complexity of what’s found ranges widely — a loose earth connection might cost £50–100 to fix; a circuit that requires partial rewiring could be several hundred pounds. It’s worth getting a second quote on remedial work, particularly if the original EICR was carried out by the same firm doing the remediation.

For landlords: Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, you must ensure remedial work is completed within 28 days of receiving the EICR (or sooner if the report specifies). You must provide tenants with written confirmation that the work has been carried out and supply a copy of the updated certificate. GOV.UK guidance for landlords on electrical safety sets out the obligations in full.

For owner-occupiers: There is no legal deadline. But C1 and C2 codes represent real risk and should be addressed promptly regardless of obligation.

When Does an Owner-Occupier Need an EICR?

Legally, never — there’s no requirement for owner-occupied homes to have regular EICRs. But the Institution of Engineering and Technology (IET) recommends an EICR every 10 years for owner-occupied homes and on any change of occupancy.

Practically, there are a few situations where getting one is clearly sensible:

• Buying an older property. An EICR at the point of purchase tells you the state of the electrical installation before you’re in. Many buyers in areas like Canterbury, Tonbridge or Ashford are now requesting EICRs as part of their due diligence on older houses.
• Before major renovation work. If you’re extending, converting a loft, or rewiring a room, knowing the state of the wider installation helps the electrician plan properly.
• If you notice warning signs. Flickering lights, tripping breakers, burning smells or discoloured sockets are reasons to get an inspection rather than wait for a scheduled one. See our guides on flickering lights and electrical emergency response for more.
• After buying a property with old wiring. If the electrical installation hasn’t been checked recently, an EICR establishes a baseline.

Getting a Fair EICR Quote in Kent

When comparing EICR quotes:

• Confirm the quote covers the full property (all circuits, all consumer units, all outbuildings if applicable).
• Check what’s included if the inspector finds something that requires further investigation — will FI items trigger an additional charge?
• Ask whether the cost of a compliance certificate is included if they need to confirm work done after a satisfactory EICR.
• Use a Part P registered electrician — either NICEIC or NAPIT registered. Verify at their public registers before booking. Details on what to check are in our broader guide on hiring an electrician in Kent.

If you need a registered electrician in Kent to carry out an EICR, our enquiry service can connect you with local tradespeople.

Frequently Asked Questions

How often does a rental property need an EICR in Kent?

Every five years, or at the start of each new tenancy if that comes sooner. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 set this requirement. Landlords must give tenants a copy of the EICR and carry out any required remedial work within 28 days.

Can a landlord use the same electrician for the EICR and any remedial work?

Yes, and it’s common practice. There’s no regulatory requirement for a separate inspector. However, if the report comes back with significant work required, getting a second quote on the remedial works is sensible — particularly for larger jobs.

Does an EICR cover appliances like washing machines or fridges?

No. An EICR covers the fixed electrical installation — wiring, consumer unit, sockets, switches, light fittings, earthing. Portable appliances are covered by a PAT test, which is a separate service.

What if I disagree with a C2 code on an EICR?

You can get a second opinion from another registered electrician. EICR coding involves professional judgement, and opinions sometimes differ — particularly on older installations where assessment of acceptable risk varies. A second report from an independent firm is the cleanest way to resolve a disagreement.

Is an EICR required when selling a house?

Not legally. But buyers — and their solicitors — are increasingly asking for EICRs as part of due diligence, particularly on older properties. An Unsatisfactory report, if it emerges during a sale, is likely to affect the price or cause delays. Having one done before listing removes the uncertainty.

📺 Watch: WHAT IS AN EICR?- Electrical Installation Condition Report - Are my home electrics SAFE? — eFIXX