EICR Testing and Certificates in East Dulwich
EICR testing, remedial works and landlord certificates for landlords, letting agents, housing providers and homeowners across East Dulwich — council housing, including the Kingswood Estate.
- Codes explained
- Price before attendance
- Qualified inspectors
- Full report and schedules
Serving East Dulwich, Herne Hill (Southwark side), Peckham, Camberwell, Rotherhithe and surrounding areas.
EICR prices
From £106.80 inc VAT (£89 + VAT)
| Property | Price inc VAT | Ex VAT |
|---|---|---|
| Studio flat | £106.80 | £89 |
| 1-bedroom property | £132 | £110 |
| 2-bedroom property | £192 | £160 |
| 3-bedroom property | £240 | £200 |
| 4-bedroom property | £300 | £250 |
| 5-bedroom property | £360 | £300 |
| Commercial EICR | from £288 | from £240 |
| HMO or multiple consumer units | Quoted individually | |
- Full Electrical Installation Condition Report with observation and test schedules
- C1, C2, C3 and FI observations explained in plain English
- Written remedial quote if the report is unsatisfactory — remedial work priced separately
Residential prices are based on property size and assume one consumer unit, a normal circuit count and reasonable access. Converted properties, HMOs, multiple boards and unusually complex installations are quoted individually.
The price is confirmed before attendance from the property details supplied. If the installation materially differs - additional consumer units, or an undeclared commercial area - we explain and agree any change in scope before testing continues.
Property licensing in Southwark
- Additional HMO licensingborough-wide — smaller HMOs outside the mandatory scheme — since March 2022, running to March 2027
- Selective licensingDesignation 1 - 5 wards: Champion Hill, Faraday, Goose Green, Newington, St Giles — most privately rented homes occupied by a single household — since March 2022, running to March 2027
- Selective licensing14 designated wards — most privately rented homes occupied by a single household — since November 2023, running to November 2028
- Mandatory HMO licensingqualifying larger HMOs — applies nationally, not a local scheme
Licence applications and renewals ask for current electrical safety documentation. Check your property's exact status and any exemptions with the council before applying.
When a socket starts smelling of burning - that acrid, fishy warmth - the safe assumption is a connection overheating behind the plate, and it's a job for an emergency electrician today, not the to-do list. If your report's just failed and you're googling "EICR failed what now", the answer is calmer than you'd think: the coded items become a priced schedule of eicr remedial work, done and re-tested inside the legal window. Letting out one of East Dulwich's terraces or flats and been asked for a landlord electrical certificate? An eicr certificate visit slots around your tenants and comes back with the C1, C2 and C3 codes actually explained. And those lights that flicker and eat bulbs in a house that's had a century of alterations - often it's the wiring itself, and partial rewiring ends the mystery permanently. Book eicr testing East Dulwich owners trust while the symptom is still small; electrical faults never stay the size you first found them.
EICR Testing and Electrical Services in East Dulwich
If you're comparing electricians before committing, here's the whole shape of it. An engineer attends, tests the fixed installation and hands back a written report where every observation is coded and explained; if something needs correcting, you receive a priced schedule in writing before any work starts. Private landlords, letting and managing agents, housing associations and council teams and portfolio owners all work with us on that basis - as do homeowners, HMO landlords, anyone halfway through a sale, and the cafés and shopfronts trading between here and Peckham.
Scale doesn't buy better treatment either. A single flat over a shop is inspected, tested and written up exactly as carefully as a portfolio of two hundred doors - you're hiring an eicr electrician East Dulwich agents, buyers' solicitors and insurers won't send back.
An electrical installation condition report means dead and live testing of everything fixed - the board, every circuit on it, earthing, main bonding and accessories - judged against BS 7671. Results come back as coded observations: C1 is danger present, C2 potentially dangerous, FI means something couldn't be judged without further investigation, and C3 is advisory, which on its own never makes an outcome unsatisfactory. Where nothing needs doing you get a satisfactory eicr certificate East Dulwich landlords can file straight into the tenancy paperwork. The stock generating most of this work locally is the big period house divided into upper and lower flats, where one original installation was split in two and never properly documented. Rented homes follow a five-yearly cycle under the 2020 Regulations; own the place and live in it and there's no legal requirement at all, though buyers near Dulwich Village ask anyway.
EICR Remedial Works
An unsatisfactory eicr reads worse than it usually is. It's a to-do list with priorities attached, and the useful question is which items genuinely can't wait. We quote remedial work off the report's own schedule of observations, so the items that must be cleared sit apart from advisory improvements you might do while an engineer's on site. Conversion flats of this age throw up the same culprits: main bonding missing or undersized, spurs and joints left unprotected by earlier owners, circuits loaded far beyond their cable rating. Once corrections are finished we re-test and issue written confirmation plus the certification the job calls for - an Electrical Installation Certificate, or a Minor Electrical Installation Works Certificate for limited alterations. We can't rewrite a report another firm issued, so where a fresh inspection is wanted it's agreed and priced on its own. Same-day appointments are available.
Landlord Electrical Safety Packages
Three pieces of paper usually have to line up for the same tenancy: the EICR, PAT testing on anything you supply, and smoke and carbon monoxide alarm checks. The landlord safety package covers all three on one attendance with one certificated set of records, instead of three suppliers, three invoices and three renewal dates to keep track of. Worth arranging when a report's coming up on five years old, or when a file's been inherited from a previous agent and nobody's sure what's actually in it.
Related electrical work in East Dulwich
- Consumer unit and fuse box upgrades - replacing a fuse box that testing finds unable to protect the circuits it feeds.
- Rewiring and part rewires - whole-house or single-circuit recabling once perished insulation makes patching a waste of money.
- 24/7 emergency electricians - emergency cover overnight, at weekends and on bank holidays for dead circuits and hot smells.
- PAT testing - the appliances you leave in a furnished let, shop or office, tested and logged.
Every month a coded fault sits on file untouched, the quote to clear it gets longer, not shorter.
Electrical Problems We Fix in East Dulwich
Sockets That Smell Hot or Look Scorched
A socket scorched brown, or that unmistakable burning smell from a plug socket, usually traces to a loose termination arcing under load, an overloaded extension, or a failing appliance plug. Whichever it is, it's generating heat where heat shouldn't be. Isolate the circuit now - 999 if there's smoke - then have the scorched socket investigated properly. Fire brigades meet this fault too often for anyone to gamble on it.
Shocks from Taps, Switches and Appliances
Got a shock from the tap? A tingle off the washing machine? That means protection has failed somewhere - often earthing or bonding that's missing or inadequate, an appliance leaking to its casing, or occasionally a deteriorating supply neutral. There's no benign version of this symptom. Stop using the affected item and treat any shock or tingling as an emergency - the difference between a tingle and worse is luck, not safety.
EICRs for Tenancies and Renewals
"Landlord electrical certificate needed" - usually because the 5-year cycle under the PRS Regulations 2020 has come round, a new tenancy is starting, or a council request has landed with its 7-day response limit. It's plannable work, but the dates are fixed: schedule the electrical installation condition report East Dulwich agents ask for early enough to absorb a 28-day remedial window if it fails. Arranging the landlord EICR now keeps every later date optional rather than desperate.
HMO and Licence Electrical Compliance
Running a shared house? Licence conditions require a current satisfactory EICR held and produced on request - and shared-house loads often exceed what the original installation was designed to carry. At the next board change, BS 7671 Amendment 2 brings AFDD requirements for HMO socket circuits into play too. Start the HMO electrical work well before the application or renewal date; a licence delayed by paperwork is rent lost to a solvable problem.
Choosing an Electrician in East Dulwich?
Take your time - then test us with something concrete. Forward your unsatisfactory eicr and you'll receive a written remedial quote with every code priced on its own line, ready to compare against anyone. Or book an electrician for that niggling fault before it stops being niggling. Old wiring is patient; it'll wait exactly as long as it feels like, and not a day longer.
Electrical Safety Across East Dulwich's Housing Stock
The housing here is deceptively uniform - street after street of Victorian and Edwardian terraces - but electrically it's anything but, and the differences decide what an inspection finds.
Council and ALMO Housing
The Kingswood Estate is the Dulwich area's one substantial block of social housing, with 1950s-era installations now inside the council's EICR catch-up programme - and from 1 May 2026, the social-sector electrical duty covers every existing tenancy there. Installations of that vintage typically pre-date RCD protection entirely, so periodic inspection tends to arrive with a remedial schedule attached. For the responsible landlord body, the arithmetic favours testing ahead of the duty's timetable rather than inside it: the same work, minus the enforcement pressure.
Period Conversions and Older Wiring
Everything else worth saying about this patch concerns the terraces. Many were converted to flats through the 1970s-90s, and those conversions stacked new circuits onto Victorian fabric - junction boxes under floors, borrowed neutrals between landings, boards squeezed into coat cupboards. Non-compliant DIY alterations from decades of ownership churn surface at nearly every inspection of this stock. The landlord eicr East Dulwich agents commission on a conversion flat routinely returns longer observation lists than a purpose-built equivalent, which is precisely why the 5 year electrical check deserves slack in the calendar: a coded report with three weeks left before a tenancy is a very different experience from the same report with three months.
Owner-occupiers aren't legally bound to the cycle, but on wiring this age an electrical installation condition report before a loft conversion, rewire-adjacent renovation or sale answers questions a survey can't.
Beyond the houses, Dulwich College - founded 1619, its 75-acre campus at Dulwich Common in SE21 housing around 1,800 pupils - shows the other end of the compliance spectrum: historic and boarding buildings on fixed-wire testing cycles, with the boarding houses adding sleeping-risk weight to every inspection decision. Institutions here treat testing dates as immovable; the private stock around them is where dates quietly slip.
Whether you hold one conversion flat or a street's worth, the pattern repeats: this stock rewards early inspection and penalises deferred discovery. The wiring is already whatever age it is - the only variable left is when you find out.
Electrical Safety Services Across East Dulwich and Nearby Areas
Bookings for eicr East Dulwich work spread naturally across the neighbouring Dulwich patches - same engineers, same day, wherever in wider Southwark the property actually sits.
Dulwich Village
The Village's SE21 stock is older and grander - detached and semi-detached period houses, many extended and re-extended over generations. Wiring in houses like these accumulates history, and pre-purchase electrical installation condition reports are the big demand: buyers spending Village money want to know what's behind the panelling. A report before exchange costs a fraction of the surprise after it.
West Dulwich (Southwark side)
On the Southwark side of West Dulwich, interwar semis and period terraces mix with flats near the parks. Consumer unit upgrades lead the workload here - plenty of boards from the pre-RCD decades are still in daily service. If yours hasn't been touched since the nineties, it's the first thing the next inspection will mention.
Herne Hill (Southwark side) (SE24)
Herne Hill's SE24 terraces carry a strong rental layer, and landlord electrical safety renewals under the five-year cycle dominate bookings. Conversions off Half Moon Lane bring the usual multi-era wiring puzzles. Renewal dates here tend to cluster around tenancy churn - booking ahead of the cluster is what keeps a certificate from becoming a bottleneck.
Sydenham Hill / Dulwich Wood
Up on Sydenham Hill and around Dulwich Wood, post-war blocks and wooded-fringe houses make for long cable runs, outbuilding supplies and garden circuits - where moisture finds its way into fittings and trips RCDs. Fault-finding and remedial work feature heavily. An outdoor circuit that trips in every downpour is a diagnosis waiting to happen; each wet winter it waits, the damage spreads.
The same rounds carry on north through Camberwell and up to Bermondsey, so multi-property owners can consolidate visits. Certificates across a scattered portfolio expire on their own schedule - grouping the testing is how you get back in charge of it.
Questions About EICRs and Electrical Work in East Dulwich
What affects the cost of an EICR here?
Age and complexity more than size. A Victorian terrace with two boards, extensions and an outbuilding supply takes longer to test than a modern two-bed flat - more circuits, more history, more to verify. The price is fixed in writing before the visit, so the age of your wiring changes our workload, never your bill on the day. What does change with waiting is the length of the eventual remedial list.
I'm a homeowner, not a landlord - do I actually need one?
Legally, no: the five-year duty applies to private rented tenancies. Practically, eicr testing in East Dulwich period homes earns its keep - before buying, before major renovation, or whenever a house has original-looking wiring and no paper trail. It's the only honest answer to "is this installation safe?", and it's a stronger negotiating document than a hunch either way.
How long will the visit take, and will the power be off?
A flat typically takes two to three hours, a larger house most of a morning; circuits are isolated one at a time for dead testing, so the whole property is rarely off at once. Tenanted properties can be arranged around the tenant's day. It's a few planned hours - set against an unplanned fault, the easiest hours you'll spend on the house.
Is a single flat or small shop worth your time?
Completely. One conversion flat, one Lordship Lane shop unit, one nervous new landlord - the bread and butter of what we do. A single-property booking gets identical instruments, identical thoroughness and an identically explained report to a 200-home portfolio programme. Nobody gets a lighter version of the inspection because the job is small.
What happens after an unsatisfactory report?
You'll have the coded observations explained and a written remedial quote against each one. For rented homes the 2020 Regulations set 28 days - or sooner where the report specifies - to complete the work; we fix, re-test and certify so the file closes properly. Handled promptly it's routine - the only reports that turn into crises are the ones left in inboxes.
Sort Your East Dulwich EICR Now
Nothing left to weigh up? Then request a written quote for your electrical work and choose a date that suits - tenants and tradespeople included. The landlord electrical safety certificate East Dulwich lets depend on comes back with codes explained and remedials priced, ready for agent or council. A terrace that's waited a century for proper testing can wait another week; whether you can, once the tenancy date's set, is another matter.
Related electrical work
Other work we take on in East Dulwich — each one has its own page.
- Consumer unit and fuse box upgrades — when an EICR flags an old board with no RCD protection.
- Rewiring and part rewires — when circuits are past their service life rather than repairable.
- 24/7 emergency electricians — when something is happening right now — the line is answered 24/7.
- PAT testing — for appliances in let and commercial properties.