Do you have a current electrical installation condition report (EICR)?
Quick check to point you in the right direction
Why electrical safety matters
Electrical accidents are a leading cause of workplace injuries and domestic fires. In the UK, electrical faults cause over 20,000 fires annually, resulting in hundreds of deaths and serious injuries.
Many electrical hazards are hidden — deteriorating wiring, overloaded circuits, and damaged appliances can work perfectly until the moment they fail catastrophically.
Under the Electricity at Work Regulations 1989, duty holders must ensure electrical systems are constructed, maintained and used safely. For landlords, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require a valid EICR at least every 5 years.
Who needs to worry about electrical safety?
Electrical safety obligations apply broadly:
- Employers — must ensure electrical systems and equipment are safe for employees and visitors
- Landlords (England) — must have a valid EICR for rental properties and provide a copy to tenants
- Property managers — responsible for communal electrical installations
- Occupiers — if you control premises through a lease or contract
- Self-employed — must ensure electrical systems in their workspace are safe
- Trustees and committees — responsible for churches, village halls, community centres
The Electricity at Work Regulations 1989 apply to everyone who has control over electrical systems or equipment. This includes duty holders, contractors, and anyone who may affect the electrical safety of others.
The key legislation
Electricity at Work Regulations 1989
The principal legislation covering electrical safety in the UK. Key requirements include:
- Regulation 4 — All electrical systems must be constructed and maintained to prevent danger
- Regulation 5 — Electrical equipment which may foreseeably be exposed to mechanical damage, adverse conditions, etc., must be protected
- Regulation 6 — Electrical equipment must not be used where it may give rise to danger from flammable or explosive atmospheres
- Regulation 16 — No person shall work on or near live conductors unless it is unreasonable in all circumstances for the conductor to be dead
The Regulations do not specify how often testing must occur — only that systems must be maintained "so as to prevent danger."
Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020
Applies to private landlords in England (came into force April 2021). Requires:
- An EICR must be carried out by a qualified and competent person at least every 5 years
- An EICR must be in place before a new tenancy starts
- A copy of the EICR must be given to the tenant within 28 days of the inspection
- A copy must be provided to the local authority if requested within 7 days
- Remedial work must be completed within 28 days (or as specified in the EICR)
Failure to comply can result in fines of up to £30,000.
Who needs an EICR?
An Electrical Installation Condition Report (EICR) is required for:
| Situation | EICR Required? | Frequency |
|---|---|---|
| Private landlords (England) | Yes, legally required | Every 5 years minimum |
| Private landlords (Scotland) | Yes, legally required (since 2015) | Every 5 years minimum |
| Private landlords (Wales) | Yes, legally required (from Dec 2022) | Every 5 years minimum |
| HMOs (Houses in Multiple Occupation) | Yes, legally required | Every 5 years (or more frequently if required) |
| Commercial properties (offices, shops) | Not legally specified, but required under Regulation 4 | Typically 3-5 years depending on use |
| Care homes and hospitals | Not legally specified, but essential | Annually or 3-yearly depending on use |
| Churches and community centres | Not legally specified, but good practice | Every 5 years recommended |
| Homeowners (own residence) | No legal requirement | Recommended every 10 years, or on sale |
Requirements vary by property type and jurisdiction. This guidance reflects England unless stated otherwise.
What is an EICR?
An Electrical Installation Condition Report (EICR) (formerly called a Periodic Inspection Report or PIR) is a formal assessment of the fixed electrical installation in a property.
What it covers
An EICR examines:
- The consumer unit (fuse box) and its protection devices
- Wiring and circuits throughout the property
- Earthing and bonding arrangements
- Fixed electrical equipment (light fittings, sockets, switches, etc.)
- Identification of any damage, deterioration, or non-compliance
What it doesn't cover
An EICR does not cover:
- Portable appliances (covered by PAT testing)
- Aesthetic or décor issues
- Other services like gas, water, or heating systems
- Fire alarm or security systems (unless integrated with the electrical system)
The outcome
At the end of the inspection, the electrician will classify the installation using codes:
- C1 — Danger present — requires immediate remedial action
- C2 — Potentially dangerous — urgent remedial action required
- C3 — Improvement recommended — action recommended to improve safety but not urgent
- FI — Further Investigation — an issue requires further investigation by a specialist
For a landlord's purposes, any C1 or C2 codes mean the EICR is unsatisfactory and remedial work must be completed within 28 days.
If your EICR has C1 or C2 codes, you must not start a new tenancy or renew a tenancy until the issues are resolved. Continuing to let a property with unresolved C1/C2 issues can result in prosecution and fines up to £30,000.
Learn more: What is an EICR and who needs one? →
PAT testing explained
Portable Appliance Testing (PAT testing) refers to the examination of electrical appliances to ensure they are safe to use.
Who needs PAT testing?
Any organisation that provides electrical equipment for use by employees or the public should consider PAT testing. This includes:
- Employers providing equipment to employees
- Landlords providing electrical appliances in rental properties
- Hotels, B&Bs, and holiday lets with guest appliances
- Charities, community centres, and churches
- Event organisers with electrical equipment
Myth: PAT testing is not a legal requirement. The Electricity at Work Regulations require that equipment is maintained safely, but they do not specify PAT testing by name or mandate annual testing. The frequency and method of testing should be based on risk assessment.
How often should PAT testing occur?
There is no legal requirement for annual PAT testing. The HSE guidance recommends a risk-based approach:
| Equipment Type | Environment | Suggested Frequency |
|---|---|---|
| Battery-powered (under 40V) | Any | Not required |
| Double-insulated (Class II) | Low-risk office | 2-4 years |
| Double-insulated (Class II) | Industrial/construction | 6-12 months |
| Earthed equipment (Class I) | Office environment | 1-2 years |
| Earthed equipment (Class I) | Industrial/construction | 6-12 months |
| Handheld tools | Any | 6-12 months |
| Equipment on building sites | Construction | 3 months or before each use |
| IT equipment (stationary) | Office | 2-4 years |
| Portable heaters/kettles | Offices and hotels | 1-2 years |
These are guidelines only. Your risk assessment may determine different frequencies.
Can you do PAT testing yourself?
Yes, if you are competent to do so. You do not need to be a qualified electrician to carry out basic PAT testing, but you must understand:
- How to use PAT testing equipment correctly
- How to interpret test results
- How to identify obvious damage or faults
- When to refer to a qualified electrician
For simple equipment in low-risk environments, competent in-house staff can perform PAT testing. For high-risk equipment or complex installations, professional testing is recommended.
Learn more: PAT Testing — What, Who, and How Often? →
Fixed wire testing
Fixed wire testing (also called fixed installation testing or periodic inspection) is another term for EICR — the inspection of the permanent electrical installation in a building.
The term "fixed wire" refers to the electrical wiring and installations that are fixed in place, as opposed to portable appliances.
What's included in fixed wire testing?
- Distribution boards (consumer units/fuse boxes)
- Electrical wiring (cables in walls, ceilings, and conduits)
- Socket outlets and switches
- Light fittings (but not plug-in lamps)
- Immersion heaters and fixed heating systems
- Emergency lighting
- Earthing and bonding systems
Commercial vs domestic intervals
How often should fixed wire testing occur?
Domestic (Rental Property)
- •Every 5 years minimum (legal requirement for landlords)
- •Before each new tenancy
- •After major electrical work
- •If evidence of damage or deterioration
Commercial (Workplaces)
- •Every 3-5 years for offices and shops
- •Every 1-3 years for industrial premises
- •Annually for high-risk environments (care homes, schools)
- •After significant alterations or damage
Bottom line: The frequency depends on the use and condition of the installation. Higher risk environments need more frequent inspection.
Landlord EICR requirements
Since 1 April 2021, all landlords in England with tenancies in the private rented sector must comply with the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
What landlords must do
- Before a new tenancy starts — ensure a valid EICR is in place
- Every 5 years — obtain a new EICR for existing tenancies
- Within 28 days — provide a copy of the EICR to the tenant and to any new tenant before they move in
- Within 28 days — complete any remedial work identified as C1 or C2 (or longer if specified by the qualified person)
- Within 7 days — provide a copy of the EICR to the local authority if requested
Who can carry out an EICR?
An EICR must be carried out by a person who is qualified and competent. This means:
- A registered electrician with a competent person scheme (e.g. NICEIC, NAPIT, Elecsa)
- Someone with appropriate qualifications (e.g. City & Guilds 2391 or equivalent)
- Sufficient knowledge, experience, and skill to safely inspect and test electrical installations
Do not use an electrician who is not registered with a competent person scheme unless you are certain they have the appropriate qualifications. Local authorities may challenge the validity of an EICR if carried out by someone not demonstrably competent.
Penalties for non-compliance
Local authorities can issue financial penalties of up to £30,000 for breaches:
- No EICR in place: up to £30,000
- Failure to supply copy to tenant: up to £5,000
- Failure to supply copy to local authority: up to £2,000
- Failure to complete remedial works: up to £30,000
Learn more: Landlord EICR Requirements — What You Must Do →
User checking and visual inspection
Between formal inspections, regular user checks and visual inspections are important to catch obvious faults.
User checks (daily/before each use)
Encourage users (employees, tenants, family members) to:
- Look for damage to cables, plugs, and casings
- Check for scorch marks, discolouration, or burn smells
- Ensure plugs are not loose in sockets
- Report any tingling sensations, electric shocks, or unusual behaviour
Formal visual inspections (monthly/quarterly)
A competent person should conduct regular visual inspections of:
- Fixed electrical equipment (sockets, switches, light fittings)
- Distribution boards for signs of overheating or damage
- Trailing cables and extension leads
- Evidence of overloading or misuse
Suggested inspection schedule
Users look for obvious damage before use
Competent person inspects for damage or deterioration
Based on equipment type and risk
Full fixed installation inspection
Legally required for landlords
Common questions
In England, landlords must have a valid EICR at least every 5 years and before starting a new tenancy. In Scotland, the requirement has been in place since 2015 with the same 5-year interval. Wales introduced the requirement in December 2022, also with a 5-year cycle.
No, not by that name. The Electricity at Work Regulations 1989 require that electrical equipment is maintained safely, but they do not mention PAT testing or mandate annual testing. The frequency and method of testing should be based on a risk assessment of the equipment and environment.
An EICR (Electrical Installation Condition Report) inspects the fixed electrical installation — wiring, sockets, consumer units, etc. PAT testing inspects portable appliances — kettles, computers, extension leads, etc. You need both: EICR for the building's wiring, PAT for movable equipment.
No. An EICR must be carried out by a qualified and competent person — typically a registered electrician with appropriate qualifications (e.g. City & Guilds 2391 or equivalent). For landlords, local authorities may challenge an EICR that is not carried out by someone demonstrably qualified.
If your EICR has C1 (danger present) or C2 (potentially dangerous) codes, it is classified as unsatisfactory. You must arrange for a qualified electrician to complete the remedial work within 28 days (or longer if specified). Landlords cannot legally start or renew a tenancy while C1 or C2 codes are unresolved.
For a typical residential property: £150-300 for a small flat or house, £250-400 for a larger house, £400+ for complex properties or HMOs. Commercial properties vary widely depending on size and complexity. Remedial work identified by the EICR is charged separately.
There is no legal requirement for homeowners to have an EICR for their own residence. However, it is recommended every 10 years, when buying or selling a property, after major electrical work, or if the property is over 25 years old without inspection.
Local authorities can issue financial penalties of up to £30,000 for not having an EICR in place, and up to £30,000 for failing to complete remedial works. Additional penalties apply for not providing copies to tenants (up to £5,000) or to the local authority (up to £2,000) when requested.
The electrician must be qualified and competent. Look for electricians registered with a competent person scheme such as NICEIC, NAPIT, Elecsa, or STROMA. They should hold qualifications such as City & Guilds 2391 (Inspection and Testing) or equivalent. Always ask to see proof of registration and qualifications.
Real enforcement examples
Landlord fined £15,000 for failing to provide EICR
A landlord in London was prosecuted after a local authority inspection found no EICR in place for a rental property occupied since 2022.
- ✗No EICR had been obtained since the regulations came into force in April 2021
- ✗Landlord claimed they were unaware of the requirement
- ✗Property had visible electrical issues including damaged sockets
- ✗Landlord failed to respond to local authority notices
The landlord was fined £15,000 plus costs. An Improvement Notice was served requiring an EICR within 28 days and remedial work to be completed.
Ignorance of the law is not a defence. Landlords must proactively obtain EICRs and cannot wait for enforcement action. The penalties for non-compliance far exceed the cost of an EICR.
Source: Based on local authority enforcement records
Business fined £40,000 after employee electrocution
An employee at a manufacturing plant received a serious electric shock from faulty equipment. The HSE investigation found systemic failures in electrical safety management.
- ✗No routine electrical inspection programme in place
- ✗Equipment had not been PAT tested for over 5 years
- ✗Staff had not been trained to spot electrical hazards
- ✗No competent person appointed for electrical safety
- ✗Previous near-miss incidents had not been investigated
The company was fined £40,000 plus £8,000 costs. The employee suffered permanent nerve damage to their hand. A Prohibition Notice was served on several pieces of equipment.
Electrical safety is not optional. Employers must have systems in place to maintain electrical equipment and installations safely. Regular inspections, testing, and training are essential to prevent serious injury or death.
Source: Based on HSE prosecution records
Related sectors
Different premises have different electrical safety priorities. Select your sector for tailored guidance:
Landlords
EICR requirements, tenant notification, remedial works, and penalties for non-compliance.
Electricians
Competence requirements, registration schemes, insurance, and professional obligations.
Offices & Commercial
Fixed wire testing intervals, PAT testing risk assessment, and workplace electrical safety.
Care Homes
Higher frequency testing, vulnerable occupants, emergency lighting, and risk management.
Related content
What is an EICR?
Complete guide to Electrical Installation Condition Reports.
Landlord EICR Requirements
Legal obligations, timelines, and penalties.
PAT Testing Guide
What, who, and how often for portable appliances.
Get started
Not sure what applies to you? Start with our interactive tools:
Responsibility Checker
Find out which health & safety responsibilities apply to your role and premises.
EICR Cost Calculator
Get an estimate for your property based on size and type.
Need a qualified electrician for your EICR or electrical testing? A registered professional can inspect your installation and produce a compliant report tailored to your property.