EICR Testing and Certificates in Lewisham
EICRs, landlord certificates and letting compliance for landlords, letting agents, housing providers and homeowners across Lewisham — regeneration schemes, council housing and housing-association estates, from Lewisham Gateway to Southern Housing.
- Codes explained
- Price before attendance
- Qualified inspectors
- Full report and schedules
Serving Lewisham, Ladywell, Catford, Deptford, New Cross 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 Lewisham
- Additional HMO licensingborough-wide — smaller HMOs outside the mandatory scheme — since April 2022, running to April 2027
- Selective licensingDesignation 1 - 6 wards: Brockley, Catford South, Lewisham Central, New Cross, Perry Vale, Rushey Green — most privately rented homes occupied by a single household — since July 2024, running to June 2029
- Selective licensingDesignation 2 - 5 wards: Crofton Park, Evelyn, Ladywell, Lee Green, Sydenham — most privately rented homes occupied by a single household — since July 2024, running to June 2029
- Selective licensingDesignation 3 - 5 wards: Bellingham, Downham, Forest Hill, Grove Park, Whitefoot — most privately rented homes occupied by a single household — since July 2024, running to June 2029
- 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.
A burning smell from a plug socket - or scorching around the fuse box - is the one symptom you never sleep on, and it's exactly what our emergency electrician cover exists for, with the phone answered 24/7. An EICR that's come back unsatisfactory with C1, C2 or FI codes looks worse on paper than it usually is: eicr remedial work turns that schedule of defects into a priced list, then a satisfactory report. Landlord needing an electrical safety certificate in Lewisham for a new tenancy or licence renewal? An eicr certificate is a straightforward booked visit, not a saga. And lights that flicker or eat bulbs are often ageing circuits telling you rewiring is due. Every one of these gets smaller the sooner someone qualified looks at it - and eicr testing Lewisham slots can be booked same-day.
EICR Testing and Electrical Services in Lewisham
Nobody books an inspection for fun, so let's be clear about what you get for the money. An engineer surveys and tests the installation, the report comes back with every observation coded and the codes explained, and any corrective work is priced in writing before it starts - no work begins off the back of a phone conversation. That's how any EICR electrician in Lewisham ought to operate, and it runs the same way whether you're a private landlord, a letting or managing agent, a housing association, a council, a portfolio landlord, a homeowner, an HMO landlord, someone mid-sale, or a shop owner with one meter cupboard. A single flat is worth a full day's attention if that's what it takes; volume work never gets priority over the one-off.
Testing means the fixed wiring gets measured - insulation resistance, earth fault loop, polarity, the state of the board and the bonding - and judged against BS 7671. The outcome is either satisfactory or a schedule of coded observations you can act on. Lewisham's stock makes this varied work: purpose-built blocks near the town centre, Victorian terraces out towards Ladywell and Hither Green, plus a decent layer of newer apartments. A new or fully rewired installation carries an Electrical Installation Certificate, and that ordinarily covers the landlord's documentation duty for five years from issue, so nobody needs an inspection the month a building is handed over. For everything older, the five-year cycle under the 2020 Regulations applies to private rented homes. Book an electrical installation condition report before the expiry date, not after it.
Landlord Electrical Safety Packages
Social landlords have their own timetable now, and it's easy to misread. Under the Social Housing (Electrical Safety) Standards 2025, tenancies granted on or after 1 December 2025 are in scope from the start; for tenancies granted before that date the regulations came into force on 1 May 2026, with transitional provisions allowing the initial inspection and equipment checks to be completed before 1 November 2026. That's a programme, not a scramble - and we plan it that way, batching the electrical safety certificate work, appliance testing and alarm checks per block so tenants see one visit rather than three. Private landlords and agents get the same bundle at smaller scale. Landlord electrical safety packages come back as dated document sets, ready to hand to a compliance officer.
EICR Remedial Works
An unsatisfactory verdict comes from C1, C2 or FI observations - danger present, potentially dangerous, or further investigation required. C3 is advisory and never fails a report by itself. We rebuild the coded schedule into a written quote with each item against its code, so a landlord can see exactly which lines are obligations and which are improvements. Around here the recurring finds are amateur alterations layered up over forty years in converted terraces, main bonding that was never upsized when services were replaced, and circuits carrying far more than they were designed for. Communal parts, incidentally, sit outside the dwelling-specific rented-sector rules - they still need maintaining and inspecting, but not under the same provision as the flats. Afterwards you receive written confirmation plus certification appropriate to the work, and remedial repairs get re-tested rather than just declared finished.
Related electrical work in Lewisham
- Consumer unit and fuse board upgrades - where the existing board can't deliver the protection tested circuits actually require.
- Rewiring, full or partial - for wiring beyond economic repair, phased room by room in occupied homes.
- 24-hour emergency electricians - loss of supply, burning smells, or protective devices that refuse to stay on.
- PAT testing - landlord-supplied appliances and workplace equipment, tested, labelled and logged for the file.
Compliance deadlines don't move, and the firms with capacity in the last fortnight before one are rarely the ones you wanted.
Electrical Problems We Fix in Lewisham
Dense rented stock and busy commercial streets generate the same handful of call-outs again and again. Some first surface on an electrical installation condition report in Lewisham's rental stock; the rest announce themselves.
Shocks or Tingling from Taps and Appliances
A shock off the tap, a tingle from the washing machine - even a faint one means the protection between you and live metalwork has failed. It's often missing or inadequate earthing and bonding, sometimes an appliance leaking to its casing, occasionally a network-side neutral fault. Treat it as an emergency: stop using it, isolate if you safely can, and have the shock investigated immediately. This is never a wait-and-see symptom.
Whole-Property Power Loss
Everything's off but next door's lights are on. Usually it's your main switch or RCD holding down a fault inside the installation; sometimes it's a blown DNO cutout or supply problem that isn't yours at all. Once the network's ruled out, a board that won't stay on has a live fault - and a cold, dark flat gets worse by the hour. Losing all power is a drop-everything visit.
HMO and Property Licence Electrical Work
The council wants a current satisfactory EICR held and produced on request, and shared houses add their own wrinkles - loads the original wiring never anticipated, plus AFDD requirements on HMO socket circuits at the next board change. Licence deadlines are fixed, and an unsatisfactory eicr eats into the timetable via its 28-day remedial window. Start the licence electrical work well before the application date, not the week of it.
Dead Sockets While Everything Else Works
Half the sockets gone, no power upstairs, lights fine - a partial outage usually means a tripped breaker on one circuit, a failed connection mid-run, or a broken ring leaving one leg dead or overloaded. Failed connections are where arcing and heat damage begin, so this is same-day work, not a weekend puzzle. Worth having the dead circuit traced before it turns into a burning smell.
Comparing Quotes for an EICR in Lewisham?
Sensible - this is paperwork you'll rely on for five years. Ours comes with every code explained and written pricing for any remedials, so you see the full picture before spending another pound. Already holding an unsatisfactory eicr? Send it over and we'll price the fixes straight from the schedule. Small faults are cheap this month and expensive next year.
Electrical Safety Across Lewisham's Housing Stock
Lewisham's centre is becoming one of south-east London's densest rental clusters, and every phase of it lands on somebody's compliance calendar. Here's the stock we understand - and the testing it generates.
Council and ALMO Housing
Lewisham Council is the borough's biggest landlord by a distance, with a published, recurring electrical testing regime across 19,000-plus homes and their communal installations. The Social Housing (Electrical Safety) Standards 2025 formalise flat-level EICR duties across those tenancies - new social tenancies from 1 December 2025, every existing one from 1 May 2026 - so the council-sector testing workload only rises from here.
Housing-Association Stock
Southern Housing - the merged group that absorbed Optivo - holds Lewisham homes inside an electrical compliance programme bought at group scale under the same social-sector extension. For associations the practical question isn't whether to test but how to sequence thousands of flat visits; a landlord eicr Lewisham programme lives or dies on access planning, and gaps in it surface at the worst moments.
Regeneration and New-Build Developments
The town centre is a decade-long pipeline. Lewisham Gateway has put hundreds of institutional rental tenancies under one operator: flat-level EICRs at portfolio scale under the 2020 Regulations, plus communal fixed-installation testing across a tower cluster. Landsec's redevelopment of Lewisham Shopping Centre layers in student beds and co-living - intensively occupied rental accommodation whose operators run programmatic electrical compliance, each residential phase starting its cycles on handover. And at the Heathside and Lethbridge regeneration, the phase 5-6 blocks completed in January 2023 come due for their first periodic inspections around 2028, with Peabody's rented homes there falling under the new social-sector duties. First-cycle dates arrive faster than owners expect.
Private Blocks and Managed Developments
Get Living operates here as a private landlord at scale: every tenancy needs a satisfactory EICR at least every five years, alongside communal fixed-wire testing - one operator, hundreds of recurring certificates. That's the shape of modern Lewisham: fewer freeholders, bigger programmes, harder deadlines.
Whether you hold one conversion flat in Ladywell or a whole handover phase, the due date on your file is already set - the only variable is whether the inspection's booked ahead of it.
Electrical Safety Services Across Lewisham and Nearby Areas
Bookings for eicr Lewisham work come from well past the high street. We also cover Catford and Deptford through their own local pages, and take on portfolio work across South East London where an agent wants one firm handling every property.
Ladywell (SE13)
Ladywell's Victorian terraces - a good number carved into flats - sit within a selective licensing area as of July 2026, so landlords here need a current satisfactory EICR ready to produce. Conversions of this era tend to hide non-compliant DIY alterations from decades of amateur tinkering, which is precisely what a 5 year electrical check exists to catch. SE13 renewals are steady work for us.
Lee / Lee Green
Lee Green mixes 1930s semis with purpose-built flats and a growing rented layer around the SE12 parades. Regeneration is coming to the old shopping centre site, but most of what we do here is simpler: tenancy inspections, tired fuse boards, and landlord electrical safety paperwork for renewals. Boards of that vintage rarely improve by being left alone.
Hither Green
Hither Green is terrace country - long Edwardian streets fanning off the station, plenty rented, plenty still running boards without RCD protection on every circuit. For a landlord that's usually a C2 conversation at the next inspection; for an owner it's an upgrade worth planning before it's urgent. SE13 addresses here get the same appointment slots as central Lewisham.
Wherever you sit on this map, the renewal date on your certificate doesn't move - booking ahead of it is what keeps the whole thing routine.
Questions About EICRs and Electrical Work in Lewisham
How much does an EICR cost?
The price of eicr testing in Lewisham turns on the size of the installation - circuits and bedrooms, how easy the board is to reach, and whether it's one flat or a block's communal supply. You get written pricing before any work starts, covering the inspection, the dead and live testing, and a report with every code explained. Waiting doesn't make it cheaper; it just moves the deadline closer.
How long does the inspection take?
Allow a few hours for a typical flat - longer for a bigger house or an HMO, because every circuit gets tested as well as visually inspected. We'll give you a realistic window when you book so tenants aren't hanging about all day. The sooner it's in the diary, the sooner it's off your list.
What paperwork do I actually get?
An electrical installation condition report: the satisfactory or unsatisfactory verdict, the schedule of test results, and any observations coded C1, C2, C3 or FI with a plain-English note on each. Landlords can pass it to tenants, agents or the council on request - it's the document the 2020 Regulations expect you to hold. If it's unsatisfactory, written remedial pricing comes alongside it, so the 28-day clock never catches you flat-footed.
Do you take on small jobs?
Yes - without hesitation. A single-flat EICR, one shop unit, a homeowner who wants the wiring checked before a renovation: all of it gets the same attention as a 200-home portfolio programme. Small jobs booked promptly stay small. That's rather the point.
What happens if my report comes back unsatisfactory?
You're in plenty of company - Lewisham's converted and older rented stock regularly picks up C2s, commonly missing RCD protection or an ageing board. You'll have the remedial work priced from the report, 28 days - or sooner where the report specifies - to complete it on a rented property, then a re-test confirming the fix. The landlords who struggle are the ones who start late; the report's date doesn't renegotiate.
Ready to Get Your EICR Booked?
You've seen how we work: inspect, test, code it honestly, then written pricing for anything that needs fixing - no surprises after the visit. The line's answered 24/7 and same-day appointments are available, whether it's one flat in Ladywell or an agent's full list. Ask for a written quote for your eicr certificate in Lewisham and turn a legal deadline into a booked slot.
Related electrical work
Other work we take on in Lewisham — 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.