An Electrical Installation Condition Report (EICR) is a detailed inspection and testing of the fixed electrical wiring, circuits, and systems in a property. It identifies potential electrical hazards, deterioration, and any non-compliance with current safety standards.
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What is an EICR?
An Electrical Installation Condition Report (EICR) — sometimes called a periodic inspection or electrical safety certificate — is a comprehensive check of your property's fixed electrical systems.
It covers:
- Fixed wiring — cables running through walls, under floors, and in ceilings
- Consumer unit (fuse box) — including circuit breakers, RCDs, and protective devices
- Electrical circuits — lighting, power, cooker, immersion heater circuits
- Earthing and bonding — protective measures that prevent electric shock
- Accessories — light switches, sockets, ceiling roses (but not portable appliances)
The purpose is to identify any damage, deterioration, defects, or dangerous conditions that could lead to electric shock, fire, or injury.
An EICR is not a guarantee that everything works, or that your installation is 'perfect'. It's an assessment of whether the electrical installation is safe to continue using, and what (if anything) needs to be fixed to make it safe.
What does an EICR test?
During an EICR inspection, a qualified electrician will:
Visual inspection
- Check cables for damage, wear, or inappropriate installation
- Inspect the consumer unit for signs of overheating, damage, or outdated equipment
- Look for DIY electrical work that may not meet standards
- Check whether circuits are overloaded
- Verify that the correct type and rating of protective devices are fitted
- Identify missing or inadequate earthing and bonding
Testing
The electrician will use specialist equipment to test:
- Continuity — ensuring protective conductors are properly connected
- Insulation resistance — checking cables aren't damaged or degraded
- Polarity — confirming live and neutral are correctly connected
- Earth fault loop impedance — testing that earth protection will operate fast enough
- RCD operation — verifying residual current devices will trip within safe limits
- Circuit loading — checking circuits aren't dangerously overloaded
The testing process requires the electricity supply to be switched off at times, so you'll need to turn off computers, reset clocks, and allow refrigeration to recover afterward. The inspection typically takes 2-4 hours for a standard domestic property.
Understanding EICR classification codes
Every defect or observation on an EICR is given a classification code. These codes indicate the seriousness of the issue and the urgency with which it must be addressed.
C1 — Danger present
Risk of injury. Immediate remedial action required.
A C1 code means there's a dangerous condition that poses an immediate risk of electric shock or fire. The installation should not be used until the defect is remedied.
Examples:
- Live parts accessible to touch
- Lack of earthing to metalwork
- Severely damaged cables or accessories
- Missing or bypassed protective devices
Action: Do not use the circuit or installation. Get an electrician to fix it immediately.
C2 — Potentially dangerous
Urgent remedial action required.
A C2 code means the defect is potentially dangerous — it doesn't present immediate danger under normal circumstances, but could become dangerous if a fault occurs or in certain conditions.
Examples:
- Inadequate earthing or bonding
- Wrong type or rating of protective device
- Insufficient protection against electric shock
- Lack of RCD protection where required by current standards
Action: Arrange for remedial work to be completed as soon as possible, typically within 28 days.
C3 — Improvement recommended
Improvement recommended.
A C3 code means the item doesn't meet current standards, but isn't dangerous. It's an advisory recommendation for improvement, not a requirement.
Examples:
- Old wiring in good condition but not to current edition of BS 7671
- Lack of labelling on consumer unit
- Missing circuit charts
- Recommendations to upgrade to current best practice
Action: Consider addressing these during planned maintenance or renovation. Not urgent, but good practice.
FI — Further investigation required
Further investigation required without delay.
An FI code means the inspector couldn't fully inspect or test something, and further investigation is needed to determine if there's a defect.
Examples:
- Areas not accessible during the inspection
- Parts of the installation that couldn't be fully tested
- Signs of a fault that needs specialist investigation
Action: Arrange for the further investigation to be carried out promptly to determine if remedial work is needed.
EICR Results
Satisfactory
- •No C1 or C2 codes present
- •Installation is safe to continue using
- •Any C3 codes are advisory only
- •Certificate valid for up to 5 years
- •Meets legal requirements for landlords
- •No immediate action required
Unsatisfactory
- •One or more C1 or C2 codes present
- •Installation is not safe to use as-is
- •Remedial work required
- •Must be fixed before next tenancy (landlords)
- •Not compliant until rectified
- •Follow-up inspection needed after repairs
Bottom line: A satisfactory EICR means the installation is safe to continue using. An unsatisfactory EICR means remedial work is required before it's safe. Landlords cannot let property with an unsatisfactory EICR until the C1 and C2 defects are fixed.
Who can conduct an EICR?
An EICR must be carried out by a person who is qualified and competent to undertake inspection and testing.
In practice, this means:
Qualified electricians
- Electricians who have completed appropriate training and qualifications in inspection and testing
- Typically hold Level 3 qualifications including City & Guilds 2391 (Inspection and Testing) or equivalent
- Must have the knowledge, experience, and test equipment needed
Registered with a competent person scheme
While not legally required, using an electrician registered with a recognised scheme provides assurance:
- NICEIC (National Inspection Council for Electrical Installation Contracting)
- NAPIT (National Association of Professional Inspectors and Testers)
- ELECSA (Electrical Safety Certification Scheme)
- Stroma Certification
- NAIC (National Association of Inspectors and Certification)
These schemes assess the competence of their members and provide complaints resolution.
Anyone can legally call themselves an electrician in the UK — there's no protected title. Always check credentials and ask to see certificates of qualification, insurance, and scheme registration before engaging an electrician for an EICR.
What to ask when choosing an electrician
- Are you qualified to carry out inspection and testing?
- What relevant qualifications do you hold? (Look for 2391, 18th Edition, etc.)
- Are you registered with a competent person scheme?
- Do you have public liability insurance?
- Can you provide references or examples of previous EICRs?
- How long will the inspection take?
- What's included in your price?
When is an EICR required?
Private landlords (residential)
Mandatory in England since June 2020.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require:
- An EICR must be carried out at least every 5 years
- An EICR must be conducted before a new tenancy begins (if more than 5 years since the last one)
- A copy must be provided to the tenant within 28 days of the inspection
- A copy must be provided to the local authority if requested
- Any remedial work identified as C1 or C2 must be completed within 28 days, or the date when a new tenant moves in (whichever is earlier)
Penalties: Landlords who fail to comply can be fined up to £30,000 by the local authority.
Similar requirements apply in Scotland and Wales.
Commercial and workplace premises
The Electricity at Work Regulations 1989 require that electrical systems are maintained to prevent danger. While there's no specific requirement for an EICR, it's the recognised way to demonstrate compliance.
Recommended frequency:
- Offices and shops: Every 5 years
- Commercial kitchens and industrial premises: Every 3 years
- Premises with high environmental impact (heat, moisture): More frequently
Houses in multiple occupation (HMOs)
HMO licensing conditions typically require an EICR every 5 years, or more frequently if specified by the local authority.
Care homes and healthcare premises
Typically require more frequent inspection due to the vulnerability of occupants and use of electrical equipment. Often annual or every 3 years.
Owner-occupied homes
Not legally required, but strongly recommended:
- When buying a property (especially older properties)
- Every 10 years for owner-occupied homes as good practice
- Before selling, to identify and address issues that might affect the sale
- After major renovations or alterations
- If you've experienced electrical problems
Electrical Safety Maintenance Schedule
Look for damaged cables, burn marks, or unusual warmth around sockets
Press the test button on your RCD to ensure it trips correctly
Test portable appliances in commercial or rented properties
Full inspection and testing of fixed electrical installation
Complete any C1 or C2 defects identified on EICR
What happens after an unsatisfactory EICR?
If your EICR comes back as unsatisfactory, don't panic — it's common, especially in older properties. Here's what to do:
Step 1: Understand the defects
Read through the report and make sure you understand what's been identified. The electrician should have explained the issues to you, but if anything's unclear, ask them to clarify.
Step 2: Prioritise the work
- C1 defects — immediate danger, do not use the installation until fixed
- C2 defects — potentially dangerous, arrange urgent remedial work
- C3 defects — improvements recommended, not urgent
- FI codes — arrange further investigation
Step 3: Get the work done
- The electrician who carried out the EICR can usually quote for the remedial work
- You can also get quotes from other qualified electricians
- Make sure whoever does the work is competent and provides certification
- Keep all invoices and certificates
Step 4: Confirm the repairs
Once the work is complete, you'll need confirmation that the defects have been rectified. This can be:
- An Electrical Installation Certificate (EIC) if new circuits were installed
- A Minor Electrical Installation Works Certificate (MEIWC) for smaller changes
- A Periodic Inspection Report (repeat EICR) showing the defects are now clear
For landlords
You must complete C1 and C2 remedial work within 28 days of the inspection, or before a new tenancy begins (whichever is earlier).
You must then provide:
- A copy of the EICR to the tenant (within 28 days of inspection)
- A copy of the remedial works certificate to the tenant (within 28 days of completion)
Failure to do this can result in fines of up to £30,000.
Landlord fined £10,000 for failing to complete EICR remedial work
A landlord in the Midlands had an EICR carried out which identified several C2 defects including inadequate earthing and lack of RCD protection. The landlord received the report but didn't arrange for the work to be completed.
- ✗EICR identified C2 defects
- ✗Landlord did not arrange remedial work within 28 days
- ✗Tenants complained to the local authority
- ✗Council inspection confirmed defects had not been fixed
- ✗Council issued a financial penalty
The landlord was fined £10,000 and ordered to complete the remedial work immediately. The property could not be re-let until a satisfactory EICR was obtained.
Getting an EICR is only half the battle — you must complete any remedial work identified. Ignoring C1 and C2 defects puts tenants at risk and exposes you to significant fines.
How much does an EICR cost?
EICR Cost Guide
Estimate what you might pay for an EICR. Costs vary by property size, type, and location.
These are estimated ranges based on typical UK prices. Actual costs vary by location (London is typically more expensive), the electrician's rates, and the complexity of the installation. Always get quotes from at least two qualified electricians.
What's typically included:
- Visual inspection of the installation
- Testing of circuits, earthing, and protective devices
- EICR report with schedule of test results
- Classification of any defects found
- Recommendations for remedial work
What's not usually included:
- Remedial work (quoted separately)
- Repeat inspection after remedial work
- Moving furniture to access sockets or circuits
- Repairs to damage caused during inspection (rare but can happen if floorboards need lifting)
EICR vs PAT testing — what's the difference?
People often confuse EICRs with PAT testing. They're related to electrical safety, but they're completely different.
EICR vs PAT Testing
EICR
- •Tests fixed electrical installation
- •Wiring, consumer unit, circuits
- •Required every 5 years (landlords)
- •Carried out by qualified electrician
- •Full testing with specialist equipment
- •Covers building, not appliances
PAT Testing
- •Tests portable appliances
- •Kettles, computers, lamps, tools
- •Required for workplaces, recommended for landlords
- •Carried out by competent person
- •Quicker visual and basic electrical tests
- •Covers equipment, not building
Bottom line: You need an EICR for the fixed wiring and electrical installation. You may also need PAT testing for portable appliances if you're providing them in a rental property or workplace. They complement each other, but neither replaces the other.
Common EICR myths debunked
"My electrics work fine, so I don't need an EICR"
Electrical problems aren't always obvious. Deteriorated insulation, loose connections, inadequate earthing — these can exist for years before they cause a shock, fire, or equipment damage. An EICR finds problems before they become dangerous.
"EICRs are just a way for electricians to make money"
EICRs are a legal requirement for landlords and best practice for everyone else. A proper EICR takes several hours and requires expensive test equipment, specialist knowledge, and professional indemnity insurance. The cost reflects the value of the service.
"I'll just get it done when I'm selling"
If you wait until you're selling, an unsatisfactory EICR can delay or derail your sale. Buyers may pull out, or negotiate a significant price reduction. Regular EICRs mean any problems are identified and fixed on your schedule, not when you're under pressure to sell.
"An EICR will pass anything that's not actually dangerous"
Electricians don't "pass" or "fail" an EICR — they classify defects according to the risk they pose. If there's a C1 or C2 defect, the report will be unsatisfactory, even if "most of it is fine". One dangerous defect is too many.
"I had an EICR 5 years ago and nothing's changed, so I don't need another"
Electrical installations deteriorate over time through use, environmental factors, and age. Connections can loosen, insulation can degrade, and standards change. A 5-year-old EICR doesn't tell you about the condition today.
Frequently asked questions
For a typical 2-3 bedroom house, an EICR takes 2-4 hours. Larger properties with more circuits take longer. Flats are usually quicker than houses. The electrician needs access to all areas including loft, under floors (if accessible), and all rooms.
You don't have to be present the whole time, but someone needs to be there to provide access, especially if the electrician needs to enter all rooms, the loft, or any locked areas. It's helpful to be available at the start and end for the electrician to explain what they're doing and any findings.
Yes, the electricity will be switched off for parts of the inspection and testing. Individual circuits will be isolated, and the whole installation may be turned off briefly. You'll need to reset clocks, timers, and appliances afterward. Warn the electrician if you have any equipment that must not be powered off (e.g., medical equipment, fish tanks).
The electrician will note any areas they couldn't inspect and issue an FI (further investigation required) code. This makes the report incomplete. For landlords, you must ensure the electrician has full access to complete a proper inspection, or the EICR may not be valid.
Yes, but you need to arrange access with the tenants. Give proper notice (typically 24 hours in writing). The electrician will need access to all rooms, so coordinate with the tenant to make sure they're available or willing to allow access in their absence.
Not quite. 'Electrical Safety Certificate' is a generic term. An EICR (Electrical Installation Condition Report) is the specific document produced after a periodic inspection. You might also hear it called a Periodic Inspection Report, but EICR is the correct current term under BS 7671.
New electrical work should come with an Electrical Installation Certificate (EIC) or Minor Electrical Installation Works Certificate (MEIWC), not an EICR. However, if it's been more than 5 years since your last EICR, you still need one to inspect the rest of the installation that wasn't part of the recent work.
Yes. An EICR belongs to the property, not the person who commissioned it. If you sell a property or a tenant moves out, the existing EICR remains valid (if it's less than 5 years old and was satisfactory or remedial work has been completed).
If a C1 (danger present) defect is found, the electrician may isolate the dangerous circuit immediately to make it safe. They should inform you straight away and advise that the circuit must not be used until it's repaired. For C2 defects, you have a bit more time, but they should still be fixed urgently.
New build properties come with an Electrical Installation Certificate from the developer, which confirms the installation was correctly installed and tested. You won't need an EICR for 5 years (or 10 years if owner-occupied). Keep the original certificate safe.
Next steps
If you're a landlord, make sure you understand your electrical safety obligations:
Landlord electrical safety requirements →
If you've received an EICR with codes you don't understand:
To understand the difference between EICRs and PAT testing:
Need an EICR or advice on your electrical safety compliance? A qualified electrician registered with NICEIC, NAPIT, or another competent person scheme can help assess your installation and provide the necessary certification.
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