EICR Explained: What Is an Electrical Installation Condition Report?

An Electrical Installation Condition Report (EICR) is a formal document produced by a qualified electrician after inspecting and testing the fixed electrical installation in a property. The purpose of an EICR is to assess whether the electrical installation is safe, identify any defects or deterioration, and confirm whether it complies with the current edition of BS 7671, the UK Wiring Regulations.

The EICR replaced the older Periodic Inspection Report (PIR) and is now the standard document used across the UK for assessing existing electrical installations. It applies to domestic, commercial, and industrial properties and is a legal requirement for landlords renting out residential properties.

During the inspection, the electrician will visually examine the installation, carry out a series of electrical tests, and record their findings using standardised observation codes. The report will state whether the installation is satisfactory or unsatisfactory, and list any defects that need attention.

There are several situations where an EICR is either legally required or strongly recommended. Understanding when you need one is important for homeowners, landlords, buyers, and businesses alike.

Landlord legal obligation

Since June 2020, landlords in England are legally required to have an EICR carried out on their rental properties at least every 5 years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. This applies to all new tenancies from 1 July 2020 and all existing tenancies from 1 April 2021. Landlords who fail to comply can face fines of up to 30,000 pounds.

Before selling a property

While not a legal requirement for homeowners, an EICR is increasingly recommended when selling a property. Solicitors, mortgage lenders, and surveyors may ask for one, particularly for older properties. Having a satisfactory EICR can speed up the sale and give buyers confidence in the property's electrical safety.

Insurance requirements

Some insurance providers require a current EICR as a condition of cover, particularly for landlord insurance and commercial property policies. If an electrical fault causes a fire and you cannot demonstrate that the installation was properly maintained, your insurer may refuse a claim.

Commercial and industrial properties

Under the Electricity at Work Regulations 1989, employers have a duty to maintain electrical systems in a safe condition. Regular EICRs are the standard way to demonstrate compliance. The recommended frequency depends on the type of premises — typically every 3 to 5 years for commercial properties and annually for some industrial or high-risk environments.

An EICR inspection is thorough and systematic. The electrician will need access to the consumer unit (fuse board), all circuits, and the key components of the fixed electrical installation. The process typically takes 2 to 4 hours for a standard domestic property, though larger or more complex installations will take longer.

Visual inspection

The electrician begins with a visual inspection of the installation. This includes checking the consumer unit, wiring, socket outlets, light fittings, switches, and any other fixed electrical equipment. They are looking for signs of damage, deterioration, overheating, poor workmanship, and non-compliance with regulations.

Electrical testing

After the visual inspection, the electrician carries out a series of electrical tests on each circuit. These tests include:

• ✓Continuity of protective conductors (ensuring earth paths are intact)
• ✓Continuity of ring final circuits (checking ring mains are complete)
• ✓Insulation resistance testing (checking for breakdown in cable insulation)
• ✓Polarity checks (ensuring live, neutral, and earth are correctly connected)
• ✓Earth fault loop impedance (Zs) testing
• ✓Prospective fault current (Ipf) measurement
• ✓RCD testing (checking trip times are within limits)

The testing requires the power to be switched off to individual circuits and sometimes to the entire installation. The electrician will inform you in advance so you can prepare.

When the electrician finds a defect or issue during the inspection, they record it using one of four standardised observation codes. These codes indicate the severity of the issue and the urgency of any remedial action required.

C1 — Danger present

A C1 code means there is an immediate risk of injury. The defect poses a danger to anyone using the installation or occupying the property. Examples include exposed live conductors, missing earth connections, and seriously damaged wiring. Urgent remedial action is required and the electrician may recommend disconnecting the affected circuit or the entire supply.

C2 — Potentially dangerous

A C2 code indicates that the defect could become dangerous under certain conditions. While not an immediate threat, it requires prompt attention. Examples include inadequate earthing, circuits without RCD protection where required, and overloaded circuits. Remedial work should be carried out as soon as possible.

C3 — Improvement recommended

A C3 code means the installation does not comply with the current edition of the Wiring Regulations but is not dangerous. This often applies to installations that were compliant when originally installed but do not meet current standards. A C3 code does not make the EICR unsatisfactory, and remedial work is recommended but not required.

FI — Further investigation required

An FI code means the electrician has found something that could not be fully assessed during the inspection and requires further investigation. This might involve opening up concealed wiring, removing covers, or carrying out additional tests. The investigation should be carried out promptly to determine whether a defect exists.

An EICR must be carried out by a person who is both qualified and competent to inspect and test electrical installations. In practice, this means an electrician who holds the appropriate inspection and testing qualification and has the experience to interpret their findings correctly.

Qualifications needed

• ✓City & Guilds 2391-52 Inspection and Testing (or the older 2391-50/51 or 2394/2395)
• ✓Current 18th Edition Wiring Regulations qualification (C&G 2382-22)
• ✓Registration with a competent person scheme (NICEIC, NAPIT, etc.) is strongly recommended
• ✓Appropriate test equipment calibrated within the last 12 months

The 2391-52 qualification is the industry standard for anyone carrying out periodic inspection and testing. It covers the theory and practical skills needed to inspect existing installations, identify defects, and produce compliant EICR reports.

EICR costs vary depending on the size and complexity of the property, the number of circuits, and your location. Here are typical domestic EICR prices as a guide:

• ✓One-bedroom flat: 120 to 180 pounds
• ✓Two-bedroom house: 150 to 220 pounds
• ✓Three-bedroom house: 180 to 280 pounds
• ✓Four-bedroom house: 220 to 350 pounds
• ✓Large or complex properties: 350 pounds and above

These prices are for the inspection and report only. Any remedial work required will be quoted separately. For landlords, the EICR cost is a legitimate expense that can be offset against rental income for tax purposes.

Once the EICR is complete, the electrician will provide you with the full report. If the result is satisfactory, no further action is required until the next scheduled inspection. If the result is unsatisfactory, you will need to arrange remedial work.

For landlords with an unsatisfactory EICR

• ✓You have 28 days to complete all necessary remedial work (or a shorter period if specified in the report)
• ✓The remedial work must address all C1, C2, and FI observations
• ✓Once remedial work is complete, the installation must be re-inspected and a satisfactory report issued
• ✓The satisfactory report must be provided to tenants within 28 days
• ✓Copies must be provided to the local authority within 7 days if requested

For homeowners, there is no legal obligation to carry out remedial work (unless you are a landlord), but it is strongly recommended for your safety and that of your family. C1 and C2 defects indicate real dangers that should not be ignored.