Act Within 28 Days: EICR Certificate for UK Landlords
An EICR (Electrical Installation Condition Report) is a formal inspection and test of a property’s fixed electrical installation against BS 7671, confirming whether it remains safe for continued use. The result is either Satisfactory or Unsatisfactory. For landlords, an Unsatisfactory result is not optional to ignore: it carries legal duties, deadlines, and record-keeping obligations under UK law.
TL;DR:
An EICR focuses solely on the fixed electrical installation, not portable appliances or newly rewired systems, which are covered by PAT testing and EIC certificates, respectively.
An inspection typically takes two to four hours for a standard house, with older or larger properties taking longer due to more circuits and potential issues.
C1, C2, and FI codes in the report demand urgent action, while C3 indicates recommended improvements that are not immediately risky.
Landlords in England must have properties inspected at least every five years and provide copies of the report to tenants and authorities as required by law.
Costs for a standard home inspection are usually a few hundred pounds, but remedial work following an Unsatisfactory report will incur additional expenses.
Table of Contents
What does an EICR actually cover?
An EICR examines the fixed electrical installation of a property, not the appliances plugged into it. That distinction trips up a lot of homeowners who assume their EICR will flag a faulty kettle or an ageing washing machine. It won’t, and it isn’t meant to.
The fixed installation includes:
The consumer unit (fuse board) and its protective devices
Wiring running through walls, floors, and ceilings
Socket outlets and light fittings
Permanently wired appliances such as electric showers, extractor fans, and immersion heaters
Earthing and bonding arrangements
Portable appliances like toasters, lamps, and televisions fall under PAT testing (Portable Appliance Testing), a separate check entirely. Similarly, a brand-new installation or a rewire gets an Electrical Installation Certificate (EIC), not an EICR. The EIC confirms new work meets standard; the EICR periodically checks that existing work still does. This matters for timing too, because a fresh EIC after major works can reset the five-year EICR clock rather than leaving the property on its original inspection schedule.
The written report itself records several things: a list of observations with classification codes, the results of every test carried out, an overall Satisfactory or Unsatisfactory verdict, the recommended date for the next inspection, and any limitations the inspector faced (a locked loft hatch, furniture blocking a socket, that sort of thing). Those limitations matter. If an inspector couldn’t access the consumer unit in an outbuilding, the report will say so, and that gap could affect how much confidence you place in the overall result.
Best-practice guidance from Electrical Safety First recommends photographic evidence alongside written observations, precisely because a photo of a scorched socket carries more weight than a line of text when you’re deciding whether to act.
What happens during an EICR inspection?
An inspector works through your property methodically, combining a visual check with a series of electrical tests. Nothing gets condemned on appearance alone; the tests confirm what the eye suspects.
The visual inspection looks for the obvious warning signs: discoloured or cracked sockets, exposed wiring, evidence of overheating around the consumer unit, DIY connections that don’t meet current standards, and signs of water ingress near electrical fittings. An inspector working through a Victorian conversion in Chiswick, for instance, will pay particular attention to how later additions, like a downstairs shower room, were bonded into the original wiring.
The testing sequence typically follows this order:
Continuity testing — confirming that protective conductors run unbroken from the consumer unit to every accessory.
Insulation resistance testing — checking that cable insulation hasn’t degraded enough to let current leak where it shouldn’t.
Polarity testing — verifying that live, neutral, and earth are correctly connected throughout.
Earth loop impedance testing — measuring how quickly a fault would trip its protective device.
RCD trip testing — confirming residual current devices cut power within the required time when a fault occurs.
Prospective fault current testing — establishing the maximum current that could flow during a short circuit, to ensure protective devices can handle it.
For a standard three-bedroom house, this whole process usually takes around two to four hours. Larger properties, homes with multiple consumer units, or buildings converted into flats take longer, partly because there’s simply more circuit to test and partly because older properties tend to throw up more observations that need investigating properly rather than just noting and moving on.
Pro Tip: Book your EICR for a weekday morning if you can. Inspectors need to isolate circuits briefly during testing, and doing this when the household isn’t relying on the boiler, broadband router, or kitchen appliances mid-cook makes the whole visit faster and less disruptive.
What do C1, C2, C3 and FI mean on an EICR?
These four codes decide whether your report passes or fails, and each one carries a different level of urgency.
C1 (Danger present): An immediate risk of injury. The inspector will normally act on the spot; for example, isolating a live exposed conductor before leaving the property.
C2 (Potentially dangerous): A risk that isn’t immediately live but could become dangerous. A missing earth connection on a metal light fitting is a classic C2.
C3 (Improvement recommended): Not dangerous, but not up to current standards either. An older-style socket without RCD protection often gets a C3 simply because wiring regulations have moved on since it was installed.
FI (Further investigation required): The inspector suspects a problem but needs more access or testing to confirm it, an intermittent fault behind a fitted wardrobe, say.
Under the standard set out by Electrical Safety First’s classification guidance, any single C1, C2, or FI code makes the overall report Unsatisfactory. C3 alone does not. That’s a distinction worth sitting with: a report packed with C3 observations can still pass overall, while a single C2 on an otherwise pristine installation tips it into failure.
The logic is straightforward once you see it. C3 flags a mismatch with today’s regulations on something that was compliant when installed and still functions safely. C1, C2, and FI flag an actual or plausible route to harm. One is a recommendation for the future; the other three demand a response now.
What are landlord duties under UK electrical safety law?
Since 2020, private landlords in England have carried a specific legal obligation around electrical safety, and it’s stricter than many expect. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must have every fixed electrical installation inspected and tested by a qualified person at least every five years.
The regulations set out clear, practical duties:
Have the property inspected before letting it, and at least every five years afterwards.
Supply the resulting EICR to existing tenants within 28 days of the inspection.
Give a copy to new tenants before they move in.
Provide a copy to the local authority within seven days if one requests it.
Retain the report and pass it to any incoming landlord if the property is sold or the tenancy transfers management.
Gov is clear that the report must state the date of the next inspection, and that date isn’t automatically five years away. Some installations, particularly older ones or those with a history of defects, get a shorter recommended interval written directly into the report. Don’t assume; read the date on your own certificate.
Keeping the paperwork matters as much as commissioning the inspection itself. A documented trail, the original EICR, any remedial certificates, invoices, and the re-inspection report, is what local authorities typically ask to see if a dispute or enforcement check arises. Losing that paper trail leaves you unable to prove compliance even if the work was genuinely done.
What happens after an unsatisfactory EICR?
An Unsatisfactory result starts a clock. Under the 2020 regulations, any C1, C2, or FI observation triggers a duty to complete remedial works, and for most defects that means within a legal deadline after the inspection, or sooner if the report specifies an earlier deadline.
The practical sequence looks like this:
Read the observations carefully and identify which codes require action versus which C3 items are simply recommended.
Get quotes from qualified electricians for the required remedial work; don’t wait until day 20 to start this.
Instruct a competent electrician to carry out the repairs, referencing the specific circuit or accessory flagged in the report.
Obtain written confirmation of the completed work, either a new EIC for significant works or a Minor Electrical Installation Works Certificate for smaller jobs.
Arrange a re-inspection where needed to confirm the installation now meets the Satisfactory standard, and keep that report alongside the original.
C1 observations deserve faster action than the 28-day window suggests. A competent inspector will often make a C1 safe immediately, isolating the danger before they even leave the property, because live exposed conductors or similarly dangerous conditions can’t reasonably wait nearly a month.
Pro Tip: Ask your electrician for the Minor Works Certificate or EIC in writing, not just a verbal confirmation the job’s done. It’s the document a local authority or letting agent will actually want to see, and without it you’ve done the work but can’t prove it.
How long is an EICR valid for?
Five years is the standard interval for rented residential property, and that clock generally starts from the date printed on the report itself, not the date you receive it. If the installation is genuinely new, an EIC is issued instead, and that document can reset the interval clock, meaning your next EICR may not be due for the full five years from that point.
Major works change the picture too. A full rewire or a new consumer unit typically resets the schedule, because you’re essentially starting from a known-good baseline rather than an installation that’s been ageing quietly for years.
Some circumstances shorten the recommended interval below five years. Older installations, properties with a history of C2 or C3 observations, high-occupancy rentals, and commercial premises often get a shorter next-inspection date written into the report by the inspector, based on what they actually found on the day.
Who can carry out an EICR and what should you check?
An EICR should only be carried out by someone genuinely competent to interpret BS 7671 and apply it correctly, not just someone with a multimeter and confidence.
Look for these markers before booking:
City & Guilds 2391-52 (or the equivalent inspection and testing qualification), which specifically covers EICR competence rather than general electrical installation skills.
Current knowledge of BS 7671, including the 18th Edition and its amendments, since the standard is periodically updated and an inspector working from an outdated version will misjudge what counts as compliant.
Registration with a recognised scheme such as NICEIC or NAPIT, which gives you a route to check credentials and raise a complaint if something goes wrong.
Calibrated test equipment; ask when it was last calibrated, since inaccurate readings undermine the entire report.
A few direct questions before booking save headaches later: which scheme are you registered with, can you show your 2391 certificate, and how old is your test equipment’s calibration?
How do you prepare for an EICR visit?
A little preparation speeds up the visit and avoids a wasted trip.
Clear access to the consumer unit and any electrical cupboards.
Have previous EICRs, EICs, or Minor Works Certificates ready to show the inspector.
Move pets to another room and let anyone at home know brief power isolations are normal.
Unlock loft hatches, outbuildings, and any rooms with electrical fittings the inspector needs to reach.
Expect some rooms to lose power for short periods during testing; this is routine, not a fault.
The final report’s observation section lists each defect against its location, its classification code, and a brief description, sometimes with a photograph attached. Read it against the codes explained earlier: anything marked C1, C2, or FI needs a response; C3 items are worth budgeting for eventually, but they’re not urgent.
How much does an EICR cost in the UK?
Prices vary with property size, number of circuits, and location, but a standard two or three-bedroom house typically falls within a modest few-hundred-pound range for a straightforward inspection. Larger properties, homes with outbuildings, or installations with multiple consumer units cost more simply because there’s more to test and more time involved.
Flats and smaller properties tend to sit at the lower end; period conversions, larger detached houses, and properties with additions like converted lofts or basement extensions sit higher, partly because of extra circuits and partly because older wiring often generates more observations that take time to record properly.
It’s worth being wary of quotes that seem unusually low. A thorough EICR on a typical house takes two to four hours of an inspector’s time; if a price seems to assume half that, the testing sequence has probably been rushed or shortened. Ask what’s included, specifically whether the price covers a full set of tests (continuity, insulation resistance, polarity, earth loop impedance, RCD, and prospective fault current) or just a visual check dressed up as a full inspection.
Landlords should also factor in that an Unsatisfactory result isn’t the end of the spend. Remedial electrical work sits on top of the inspection fee, and a re-inspection after repairs may carry its own smaller charge. Budgeting for both from the outset avoids an unwelcome surprise partway through a tenancy.
When else might you need an EICR beyond the routine five-year check?
Routine landlord compliance isn’t the only reason an EICR lands on your to-do list. Several other situations commonly trigger the need for one.
Selling a property often prompts buyers or their solicitors to request a recent EICR, particularly for older houses or properties that haven’t been rewired in decades. It reassures a buyer’s mortgage lender and can smooth negotiations if the report comes back clean.
A change of tenancy is another common trigger for landlords, since the regulations require an up-to-date report before a new tenancy begins, not just once every five years regardless of who’s living there.
Insurance requirements sometimes demand a current EICR, especially for older properties, high-value homes, or buildings with a history of electrical incidents. Insurers may request sight of the report before agreeing cover or after a claim involving electrical damage.
Post-refurbishment checks matter too. If you’ve had significant work done, a loft conversion, an extension, or a rewired kitchen, a fresh EICR (or the EIC covering the new work specifically) confirms the whole installation still hangs together safely once the new circuits are tied into the old ones.
Mortgage or remortgage applications occasionally require proof of electrical safety, particularly for buy-to-let properties where lenders want assurance the asset is compliant before releasing funds.
Why does Tenen Ltd treat EICRs as part of every refurbishment?
Electrical compliance is an important part of refurbishments, extensions, and loft conversions, ensuring installations meet safety standards. Any project that touches wiring, moves a consumer unit, or adds new circuits raises the same question an EICR answers: does the whole installation still meet BS 7671?
Folding an EICR into the refurbishment workflow means defects surface before plastering and decorating cover them up, which protects both the homeowner and the warranty on the finished work. It’s a habit worth having on any project, not just ones legally required to have one.
— Mateja
How Tenen Ltd can help after an EICR
If your EICR has come back Unsatisfactory, or you simply want to stay ahead of the five-year clock, Some companies offer homeowners and landlords a single point of contact for remedial works, rather than requiring multiple tradespeople for each observation. Where a general handyman might patch one socket and leave the rest, Director-led oversight can ensure that a whole report is assessed comprehensively and quotes are fixed with no hidden surprises once work begins.
Tenen Ltd’s Planned Preventive Maintenance service covers exactly the follow-up work an Unsatisfactory report demands: remedial electrical repairs, fire and compliance work, and ongoing checks that keep your next EICR from throwing up the same surprises. For landlords juggling a portfolio, Reactive Property Maintenance handles the plumbing and electrical repairs that inevitably surface alongside an inspection.
Many projects start with a site survey and a fixed, itemised quote, enabling clients to know costs before work begins. If an EICR has flagged remedial works, or a refurbishment affects electrical installations, it is advisable to book a site visit and obtain a written compliance quotation promptly.
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FAQ
Can you explain what an EICR certificate is and what it does?
An EICR is a report on the condition of a property’s fixed electrical installation, checked against BS 7671 to confirm it remains safe for continued use. It records observations, test results, an overall Satisfactory or Unsatisfactory verdict, and a recommended date for the next inspection.
What does C1, C2, and C3 mean on an electrical inspection?
C1 means danger is present and often requires immediate action; C2 means the installation is potentially dangerous and needs prompt remedial work. C3 simply means an improvement is recommended, and there’s also an FI code meaning further investigation is required. Only C1, C2, and FI make the overall report Unsatisfactory.
Is EICR 3 years or 5 years?
For private rented residential property in England, the standard interval is five years, set under the 2020 regulations. Some reports specify a shorter interval where the inspector judges the installation needs earlier re-checking, so always confirm the next-inspection date printed on your own report rather than assuming five years applies.
Is EICR mandatory in the UK?
Yes, for private landlords in England it’s a legal requirement under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, with reports due at least every five years. It’s not currently a blanket legal requirement for owner-occupied homes, though most professionals and mortgage lenders strongly recommend one for older or unverified installations.
How much does an EICR cost and how do I book one?
Costs vary with property size and the number of circuits, but a standard house typically falls within a modest few-hundred-pound range. If remedial work follows an Unsatisfactory result, Tenen Ltd can survey the property and provide a fixed quotation for the repairs alongside its Planned Preventive Maintenance service.
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