How Much Do HMO Certificates Cost in London? 2026 Price Guide
Quick answer
For a London shared house of up to four lettable rooms, typical prices are £240–£300 for an EICR, £110–£140 for gas or EPC, £95–£130 for PAT, £225–£275 for legionella, £120–£160 for fire risk and £275–£375 for an asbestos survey. Bundles start at £395.
Prices for HMO certificates in London vary with the number of lettable rooms and how many certificates you book together. These are our typical ranges for a shared house. Your exact price is confirmed in writing before any visit.
Typical prices for a shared house up to four rooms
| Certificate | Typical price | How often |
|---|---|---|
| EICR | £240–£300 | At least every 5 years |
| Gas Safety Certificate | £110–£140 | Every 12 months |
| EPC | £110–£140 | Valid 10 years |
| PAT testing | £95–£130 | Commonly annual |
| Legionella risk assessment | £225–£275 | Reviewed when things change |
| Fire risk assessment | £120–£160 | Reviewed regularly |
| Asbestos management survey | £275–£375 | Reviewed periodically |
What drives the price
- Room count: more rooms mean more circuits, appliances and outlets to test.
- Property size and layout: larger or more complex buildings take longer.
- Access: multiple visits to get into every room add time.
- Bundling: one booking covering several trades saves repeated callouts.
- Remedial work: repairs found by an inspection are quoted separately.
Bundle pricing
| Bundle | From | Includes |
|---|---|---|
| Licence Essentials | £395 | Gas, EICR, EPC |
| Full Licence Pack | £795 | Essentials plus fire risk, legionella and PAT |
| Complete Pack | £995 | Full pack plus asbestos survey |
Bundle prices are for HMOs up to four lettable rooms and are confirmed in writing before any visit is booked. Larger properties are quoted on room count, and portfolio pricing is available for three or more properties. See the bundles.
Does bundling really save money?
Compared with booking each certificate individually, the bundles save roughly £65 to £180 for a house of up to four rooms, and also cut the time you spend arranging separate firms. Savings are calculated against our individual prices.
Cheapest is not always best
A certificate that a council rejects costs more than a properly done one. Before you book, check that the engineer holds the registration needed for the certificate (for example Gas Safe for gas), that the report names the right address and number of rooms, and that it is formatted for your council’s licence file.
How to budget for a licence renewal
Add a contingency for remedial electrical work if your EICR is due, because it is the item most likely to need follow-up. See our HMO licence renewal checklist.
Frequently asked questions
Are these prices fixed?
The ranges shown are typical. Your exact price is confirmed in writing before any visit, with no surprise callout fees.
Do larger HMOs cost more?
Yes. Larger properties are quoted on room count.
Is there a portfolio discount?
Ask about portfolio pricing if you manage three or more properties.
Are council licence fees included?
No. Licence application fees are paid to the council and are separate from certificate costs.
Sources and further reading
Related guides
- HMO landlord certificates checklist
- How often does an HMO need an EICR?
- HMO gas safety certificate rules
- HMO licence renewal checklist
Need this arranged in one go? Get a fixed quote or call 07506 892739. We confirm the price and the earliest visit before you commit, and your report arrives digitally, usually within 24 hours of the visit.
This guide is general information for landlords in England, not legal advice. Councils set their own HMO licence conditions, so check your borough’s requirements before you apply or renew.
