Price
What bedroom count does and does not change on an EICR price
Bedroom count picks a band on the residential rate card. It does not tell you the condition of the installation, whether the property is a flat or a house, or what a remedial quotation will be. Use the current figures below to compare property bands, then check the full price breakdown and any applicable travel or parking charges.
Reviewed 5 October 2026 by Michael (Technical Supervisor) and George Opsenica (Director, Codeex Maintenance Ltd). General guidance, not a reading of your own report and not legal advice.
Review details
- Michael: electrical guidance within the recorded review scope.
- George Opsenica: service information and presentation.
The residential bands bedroom count can select
Flats and houses are separate bands. A flat runs from a studio to 4+ bedrooms. A house runs from 1 bedroom to 5+ bedrooms. Amounts are excluding VAT until VAT at 20% is added. These are the configured residential inspection bands, not averages and not market prices.
| Type | Band | Excluding VAT | Including VAT at 20% |
|---|---|---|---|
| Flat | Studio | £119 ex VAT | £142.80 inc VAT |
| Flat | 1 bedroom | £129 ex VAT | £154.80 inc VAT |
| Flat | 2 bedrooms | £139 ex VAT | £166.80 inc VAT |
| Flat | 3 bedrooms | £149 ex VAT | £178.80 inc VAT |
| Flat | 4+ bedrooms | £169 ex VAT | £202.80 inc VAT |
| House | 1 bedroom | £149 ex VAT | £178.80 inc VAT |
| House | 2 bedrooms | £159 ex VAT | £190.80 inc VAT |
| House | 3 bedrooms | £169 ex VAT | £202.80 inc VAT |
| House | 4 bedrooms | £189 ex VAT | £226.80 inc VAT |
| House | 5+ bedrooms | £209 ex VAT | £250.80 inc VAT |
What a bedroom count does not tell you
The band does not know how many distribution boards are in the property, whether the installation has been altered, or whether access is straightforward. Two flats with the same bedroom count can need different time on site. The band also does not include remedial work. There is no universal repair price.
Parking is variable and is not calculated as a fixed amount. Do not add a guessed parking figure to the band. If the visit cannot be quoted from the residential bands, the quotation is manual.
VAT, Central London, and commercial work
VAT is 20% on the configured ex-VAT amount. A Central London travel and congestion fee of £18 excluding VAT, £21.60 including VAT, is added only when the postcode check says that fee applies. It is not added because the property is somewhere in London.
Commercial inspections are not priced from these bedroom bands. Commercial pricing is a manual quotation. A shop, office, or house in multiple occupation is not given a bedroom price on this page.
The figures and the postcode check live on the EICR cost page. The calculator uses the same configuration.
Read one property against the card
Say whether the home is a flat or a house before you look at the bedrooms. A flat, including a studio, uses the flat rows. A house uses the house rows. The bedroom count then picks the row inside that type. It does not also decide the type. Two homes with the same bedroom count are not the same price when one is a flat and the other is a house.
The row is the inspection band only. It does not know how many distribution boards are in the property, whether access is straightforward, or what condition the installation is in. Parking is variable and is not calculated as a fixed amount. If those limits stop the visit being quoted from the row, the quotation is manual. Remedial work stays outside the row. There is no universal repair price.
Use the cost page when you want the postcode check to decide the Central London fee. This article shows how the bedroom bands are organised. It does not replace that check, and it does not price a shop, an office, or a house in multiple occupation.
Related pages
Use the cost page for the figure
Bedroom count selects a residential band. It does not price condition, parking, or commercial work.
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- From £142.80 inc VAT
- EICR usually ready within 24h