How to Read an EICR Report as a London Landlord: A Practical Guide
An Electrical Installation Condition Report uses a specific system of codes and observations that can be confusing for London landlords who are not familiar with electrical certification terminology. Understanding what each code means and what action is required helps landlords respond appropriately to EICR findings and avoid either overreacting to minor observations or underreacting to serious defects.
The Overall Verdict: Satisfactory vs Unsatisfactory
An Electrical Installation Condition Report for a London rental property carries one of two overall verdicts: Satisfactory or Unsatisfactory. A Satisfactory verdict means that the electrical installation was found to be in a condition adequate for continued use, taking into account the age and type of the installation. An Unsatisfactory verdict means that the installation has defects that require attention, and the EICR cannot be used as a compliance document for the purposes of the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 until those defects have been remediated and a satisfactory record issued.
London landlords are required under the Electrical Safety Standards Regulations to arrange an EICR on all rental properties at least every five years and to ensure that any remedial works required by an Unsatisfactory EICR are completed within 28 days of the date of the report, or within the timescale specified in the report if that is shorter. Failure to comply with a required remediation within the statutory timeframe can result in a civil penalty of up to 30,000 pounds issued by the local authority.
The Code 1 Observation: Danger Present
Within an EICR, individual defects and observations are coded according to their severity. A Code 1 observation, designated C1 in the report, indicates that danger is present and that a risk of injury exists. A C1 observation requires immediate remedial action. In practice, a competent electrician carrying out an EICR will not leave a London property with a C1 defect unaddressed and will normally carry out temporary or permanent remediation before leaving the site and issuing the report. Examples of C1 defects include live parts that are accessible without tools, damaged cable insulation that exposes bare conductors, and missing consumer unit covers.
When a London landlord receives an EICR containing a C1 observation, the remedial work should already have been carried out or should be arranged as a matter of urgency. The EICR must be followed by a minor electrical installation works certificate or a domestic electrical installation certificate confirming that the remedial work has been completed satisfactorily before the installation can be certified as Satisfactory.
The Code 2 Observation: Potentially Dangerous
A Code 2 observation, designated C2, indicates that a defect has been found that is potentially dangerous and requires urgent attention. A C2 observation does not mean that injury is occurring or is imminent at the moment of inspection, but that the defect could lead to a dangerous situation if not addressed. Examples of C2 defects in London rental properties include an absence of bonding conductors to metallic pipework, a consumer unit with a plastic case rather than a metal enclosure where required by current standards, and circuit breakers that are not rated or coordinated correctly for the circuits they protect.
An EICR containing one or more C2 observations will carry an Unsatisfactory overall verdict. The remedial works required to address C2 observations must be completed within 28 days of the report date, or sooner if the report specifies a shorter period. London landlords should not delay in arranging C2 remediation, both for tenant safety reasons and to avoid the risk of a civil penalty from the local authority.
The Code 3 Observation: Improvement Recommended
A Code 3 observation, designated C3, indicates that while no danger is present and the installation complies with the standard applicable at the time of the EICR, an improvement is recommended that would bring the installation closer to the requirements of the current edition of BS 7671. Examples of C3 observations include the absence of residual current device (RCD) protection on circuits where the current edition of BS 7671 would require it, or an older rewirable fuse board that has not been upgraded to a modern consumer unit with miniature circuit breakers.
An EICR that contains only C3 observations, with no C1 or C2 findings, will carry a Satisfactory overall verdict. C3 observations do not require mandatory remediation under the Electrical Safety Standards Regulations, but London landlords should give careful consideration to whether the recommended improvements should be carried out nonetheless. Prestige Engineers can advise London landlords on the practical implications of C3 observations and the cost of carrying out the recommended improvements at the time of the EICR or as part of a planned refurbishment programme.