What Is an EICR?

An Electrical Installation Condition Report (EICR) — sometimes called an electrical inspection report or electrical safety certificate — is a detailed assessment of the fixed electrical installation within a property. Carried out by a qualified, registered electrician, an EICR examines the condition of the electrical wiring, consumer unit (fuse board), sockets, switches, earthing, bonding, and other components to determine whether the installation is safe and meets the requirements of BS 7671 (IET Wiring Regulations).

The EICR is not a new certificate for installations — it is a condition report on existing ones. It identifies any deterioration, damage, defects, or dangerous conditions, and provides a written record of the installation's current state. Think of it as an MOT for your electrical system.

Who Needs an EICR?

The following people and properties require or strongly benefit from an EICR:

Private in England — legally required every 5 years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020

HMO (House in Multiple Occupation) — required every 5 years as part of HMO licence conditions

Commercial property owners — required to demonstrate electrical safety under the Electricity at Work Regulations 1989

Homebuyers — strongly recommended before purchasing an older property

Owner-occupiers — recommended every 10 years or after any major electrical work

EICR Outcome Codes Explained

Every defect or observation noted during an EICR is assigned one of four outcome codes:

C1 — Danger Present: An immediate risk of injury or fire. The affected circuit or appliance must be made safe immediately — usually by disconnecting it. A C1 code means the EICR result is Unsatisfactory and remedial work is required urgently.

C2 — Potentially Dangerous: A fault that could become dangerous, requiring urgent remedial work. The installation should not be used until repaired. A C2 also results in an Unsatisfactory EICR.

C3 — Improvement Recommended: Not a safety hazard, but an improvement would be beneficial. A C3 code does not fail the EICR — the property can still receive a Satisfactory certificate.

FI — Further Investigation Required: An issue that cannot be fully assessed during the inspection and requires additional investigation before a definitive classification can be made.

What Happens If My Property Fails the EICR?

If your EICR is Unsatisfactory (C1 or C2 codes present), you must arrange for a qualified electrician to carry out the required remedial works within 28 days of the original inspection (or sooner if specified). Once the work is done, the electrician issues a Minor Electrical Installation Works Certificate confirming the defects have been resolved. This must be provided to your tenants and to the local authority within 28 days of the original inspection. We offer electrical remedial works to fix any faults found during your EICR.

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Frequently Asked Questions

What does EICR stand for?

EICR stands for Electrical Installation Condition Report. It is the formal document produced after a qualified electrician inspects and tests the fixed electrical installation in a property.

Is an EICR the same as a PAT test?

No. An EICR covers the fixed electrical installation — the wiring, fuse board, sockets and earthing. A PAT test covers portable electrical appliances that plug in. Both are required for a fully compliant rental property.

Can I rent out a property without an EICR?

No. Since 1 July 2020, all in England must have a valid EICR for every rental property. Renting without one can result in fines of up to £30,000.

How an EICR is Conducted — Complete Testing Methodology

What Does an Electrician Actually Test During an EICR?

An EICR follows the requirements of BS 7671:2018+A2:2022 (IET Wiring Regulations, 18th Edition) and involves both visual inspection and live electrical testing. The full process typically takes 3–6 hours for an average 3-bedroom property.

Phase 1 — Visual Inspection

The visual inspection covers everything visible without removing covers or dismantling equipment:

Consumer unit (fuse board) — type, age, condition, labelling, presence of RCDs and MCBs
Main earthing and bonding arrangements — earth conductor sizes, bonding to water and gas pipes
Cable runs — visible cables for damage, incorrect installation, missing protection
Switches, sockets and accessories — condition, damage, overheating signs
Fixed equipment — electric shower, extractor fans, immersion heater, cooker connections
Lighting — pendants, spotlights, recessed downlights, external lighting
External installations — garden sockets, outbuildings, EV chargers, electric gates

Phase 2 — Dead Testing (Supply Off)

TestPurpose

Continuity of protective conductorsVerifies earth connections are intact throughout

Continuity of ring final circuit conductorsChecks ring circuits for breaks or incorrect wiring

Insulation resistance testingIdentifies deteriorated or damaged cable insulation

Polarity checkingEnsures live, neutral and earth are correctly connected

Earth fault loop impedance (prospective)Calculates maximum fault current energy

Phase 3 — Live Testing (Supply On)

TestPurpose

Earth fault loop impedance — liveVerifies fault current path and protection device will operate

RCD trip time testingEnsures RCDs operate within 40ms (30mA) as required by BS7671

Prospective short-circuit currentChecks supply can safely operate overcurrent protection devices

Functional testing of all MCBs and RCDsTests each protective device operates correctly

Understanding Your EICR Report

Overall condition assessment — Satisfactory or Unsatisfactory
Schedule of Circuit Details — every circuit tested and its results
Schedule of Inspections — every visual check and its result
Observations list — defects found, each coded C1, C2, C3 or FI
Limitations — anything that could not be tested and why
Recommended next inspection period — typically 5 years for rentals

HMO EICR Requirements

HMO face stricter requirements. Under HMO licensing conditions in most London boroughs, the EICR must: be conducted every 5 years; cover all communal areas including hallways, staircases and shared kitchens; result in a Satisfactory outcome; and be submitted to the licensing authority as part of the licence application.

EICR Pricing — London

Property TypeEICR Price inc VAT

Studio / 1-bed flat£99

2-bedroom property£119

3-bedroom property£139

4-bedroom property£159

5-bedroom property£179

HMO (6+ rooms)From £199

What a Satisfactory vs Unsatisfactory EICR Means

ResultWhat It Means

SatisfactoryNo C1 or C2 codes. Property can be let. May have C3 improvement recommendations.

UnsatisfactoryOne or more C1 or C2 codes. Remedial works required within 28 days before property can be let.

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Additional FAQs

How long is an EICR valid for?

For private rented properties, an EICR is required every 5 years or at the start of each new tenancy if sooner. For owner-occupied homes, the recommended period is every 10 years. The specific period is stated on the EICR itself.

Can I get an EICR without tenants being present?

Yes, the or their agent can provide access. However, tenants should be given at least 24 hours' notice of the inspection. The power will be off for periods during testing, so tenants should be informed so they can save work on computers and devices.

My property has recently had new wiring — does it still need an EICR?

If the wiring work was notifiable, it should have been issued with an Electrical Installation Certificate (EIC). An EIC is equivalent to a satisfactory EICR for the period recommended on the certificate (typically 5 years). Check with your electrician whether an EIC was issued and is still valid.

Understanding EICR — What Every London Needs to Know