What an EICR, gas safety certificate, EPC, legionella assessment and fire risk assessment cost for your property, and what keeping them all in date works out at per year.
Tick the certificates you need. Prices are the middle range of published quotes from registered providers in England and Wales.
Scotland has different certificate rules (EICR every 5 years and a Legionella assessment are still required, but under the Repairing Standard). Prices are similar to the North of England.
Providers cut 10 to 20 percent for portfolio bookings in the same area.
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Book an EPC, gas safety certificate or electrical check (EICR) online with Energy Performance Certificates, a national provider. A local engineer can be cheaper, so compare: find a gas engineer on the Gas Safe Register and an energy assessor on the government register.
Each certificate has a base price for a 3-bed house outside London, taken from the published price lists of national certificate providers and quotes listed by registered engineers in September 2026. The calculator scales that price by property size (an EICR is priced per circuit, so a 4-bed house with two consumer units costs more than a flat), by region (London runs 25 to 35 percent above the Midlands and North, the South East 10 to 15 percent above), and by the number of gas appliances for the gas check. Bundle and portfolio discounts are applied at the rates providers publish. The methodology page has the full detail.
| Certificate | Legal basis | How often | Typical price, 3-bed house |
|---|---|---|---|
| EICR | Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 | Every 5 years, and before a new tenancy if the last report is older | £180 to £260 |
| Gas safety certificate (CP12) | Gas Safety (Installation and Use) Regulations 1998, regulation 36 | Every 12 months | £70 to £110 |
| EPC | Energy Performance of Buildings (England and Wales) Regulations 2012 | Valid 10 years; needed to market the property | £65 to £110 |
| Legionella risk assessment | Health and Safety at Work Act 1974 and the HSE code L8 | Reviewed regularly, in practice every 2 years or on change of tenant | £60 to £120 (or free if you do it yourself) |
| Fire risk assessment | Regulatory Reform (Fire Safety) Order 2005, for shared parts and HMOs | Reviewed yearly, redone on change | £150 to £300 |
| Smoke and CO alarms | Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 | Alarm on every storey; CO alarm in any room with a fixed combustion appliance except a gas cooker | £60 to £150 supplied and fitted |
Around £150 to £250 a year for a typical 3-bed house with gas: the £70 to £110 gas check every year, an EICR at £180 to £260 spread over 5 years, an EPC at £65 to £110 spread over 10 years and a legionella review every 2 years. HMOs add a fire risk assessment and usually PAT testing.
Not by one person: gas work needs a Gas Safe engineer, electrical work a qualified electrician and the EPC an accredited assessor. National certificate providers send them on the same day and discount the bundle by 10 to 15 percent, which is what the calculator's bundle line shows.
No certificate exists in law. You must assess the risk and keep a record. For a normal house or flat with a combi boiler and mains water the HSE says the landlord can do it, and a written one-page assessment is enough. A professional visit costs £60 to £120 and makes sense for HMOs, properties with tanks and stored hot water, or long voids.
Yes. Sole trader engineers under the VAT threshold often charge less than the national firms for the same certificate; the ranges cover both.
Any C1 or C2 code, or an FI, means the report is unsatisfactory and you must have the work done within 28 days and get written confirmation. Typical fixes are £150 to £250 for an RCD, £400 to £800 for a consumer unit and £3,000 to £8,000 for a rewire. Our EICR cost guide covers each code.
Yes. The private rented sector database under the Renters' Rights Act starts rolling out on 15 December 2026, region by region, and registration requires the gas safety record, EICR and EPC for each property at £65 a property a year. Keeping them in date now avoids a scramble at registration.