An Electrical Installation Condition Report (EICR) is a formal inspection and test of the fixed electrical installation in a property. It tells you whether the wiring, sockets, consumer unit, lighting circuits, earthing and bonding are safe, or whether they need attention.
If you are a landlord, you are legally required to have one. If you are a homeowner, it is strongly recommended at regular intervals. And if you are buying a property, it is one of the most valuable pre-purchase checks you can commission.
Here is everything you need to know, in plain language.
What an EICR Covers
An EICR examines the permanent (fixed) electrical installation in a property:
- Consumer unit (fuse board), including RCDs and circuit breakers
- All wiring and cables (ring mains, radial circuits, lighting circuits)
- Sockets, switches and connection units
- Light fittings (but not portable lamps or bulbs)
- Fixed appliances (cooker connections, immersion heaters, extractor fans, electric showers)
- Earthing and main bonding connections
- Supplementary bonding (in bathrooms and kitchens)
- Any outdoor electrical installations (security lights, garden sockets, EV charger feeds)
It does not cover portable appliances (kettles, laptops, phone chargers). Those require a separate Portable Appliance Test (PAT).
What Happens During the Inspection
The inspection combines visual checks and instrument testing. The electrician will:
- Visually inspect all accessible parts of the installation for damage, deterioration and non-compliance
- Open the consumer unit to inspect internal connections and wiring
- Measure insulation resistance on every circuit
- Test earth fault loop impedance to confirm protective devices will operate correctly in a fault
- Test RCD operation (trip times) at rated and elevated currents
- Verify polarity and continuity of protective conductors
- Check labelling and circuit identification
This requires access to all rooms and the consumer unit. Some tests require individual circuits to be isolated temporarily (typically a few minutes each). A full EICR for a standard three-bedroom house takes between two and four hours.
The Coding System
An EICR does not simply pass or fail. Observations are classified using a coding system:
C1 (Danger present): An immediate risk to anyone using the installation. Requires urgent remedial action. The overall report outcome will be Unsatisfactory.
C2 (Potentially dangerous): Not immediately dangerous but could become so. Also results in an Unsatisfactory outcome. Remedial work needed urgently.
C3 (Improvement recommended): Not dangerous, but an improvement would enhance safety. Does not affect the satisfactory/unsatisfactory outcome.
FI (Further investigation required): Something could not be fully assessed during the inspection and needs additional investigation to determine its condition.
A Satisfactory report means no C1 or C2 observations were found. You receive the certificate and are compliant until the next inspection is due.
Legal Requirements for Landlords
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, updated in 2025 to include social housing, require landlords to:
- Have the electrical installation inspected and tested by a qualified person before a new tenancy begins
- Ensure inspections are carried out at least every 5 years (or sooner if the previous report specifies a shorter interval)
- Provide a copy of the report to existing tenants within 28 days of the inspection
- Provide a copy to new tenants before they move in
- Supply a copy to the local housing authority within 7 days if requested
- Complete any remedial work for C1 or C2 observations within 28 days (or the period specified in the report if shorter)
- Provide written confirmation of completed remedial work to tenants and the local authority within 28 days of completion
As the NRLA’s guidance for landlords notes, failure to comply can result in civil penalties of up to £40,000 per breach (increased from £30,000 under the Renters’ Rights Act 2025). Local authorities can also arrange remedial work themselves and recover the cost from the landlord.
How Often Do You Need One?
Landlords (England): Every 5 years, or at the start of each new tenancy, whichever comes first. If the report specifies a shorter interval (common with older installations), that shorter period applies.
Homeowners: There is no legal requirement, but BS 7671 (the IET Wiring Regulations) recommends every 10 years for owner-occupied properties, or every 5 years for properties over 25 years old.
When buying a property: An EICR is not a mandatory part of the conveyancing process, but it is one of the most valuable pre-purchase checks you can commission. It reveals issues a standard home survey will not detect (hidden wiring faults, inadequate earthing, non-compliant installations from previous owners’ DIY work) and gives you a clear picture of the cost of any remedial work needed.
After major building work: If you have had extensions, loft conversions, or rewiring that affects the electrical installation, a new EICR confirms everything has been left in a safe, compliant condition. Building Control should have signed off the electrical work (via a Part P certificate), but an EICR provides independent verification.
What If Your Property Fails?
An Unsatisfactory result is not unusual, particularly in properties over 20 years old. It does not mean the property is about to catch fire. It means specific issues have been identified that require attention to bring the installation up to a safe standard.
Common reasons for an Unsatisfactory EICR include:
- Consumer unit without RCD protection (required since the 17th Edition, 2008)
- Deteriorated wiring, particularly rubber-sheathed or lead-sheathed cables in pre-1960s properties
- Missing or inadequate earthing and bonding connections
- Overloaded circuits (too many sockets or appliances on a single ring)
- Accessories in poor condition (cracked sockets, loose connections, scorch marks)
- Lack of supplementary bonding in bathrooms
A qualified electrician will quote for the specific remedial work. Once completed, a re-inspection of the affected circuits confirms the installation now meets the required standard, and an updated Satisfactory certificate is issued.
Choosing an Electrician
The person carrying out your EICR must be a “qualified and competent person.” In practice, this means registration with a Part P competent person scheme: NICEIC, NAPIT, ELECSA, or STROMA. Registration confirms they are qualified, insured, regularly assessed, and that their work is covered by a scheme warranty.
Avoid anyone who is not registered with one of these bodies, regardless of how cheap they are. An EICR from an unregistered electrician is not worth the paper it is printed on if a local authority or insurer queries it.
How Smiths Groundworks Can Help
Our NICEIC-registered electricians carry out EICR inspections for landlords, homeowners, and commercial property managers across London and Surrey. We provide clear, jargon-free reports with colour-coded observations, and if remedial work is needed, our in-house electrical team carries it out promptly, so you are not left chasing separate contractors or missing compliance deadlines.
For landlords managing multiple properties, we offer batch scheduling to keep all your certificates aligned and compliant without you having to track individual expiry dates.
Book an EICR inspection with our team, or learn more about our electrical services.
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