What Is an EICR? Electrical Installation Condition Reports Explained for London Landlords

What Is an EICR

An Electrical Installation Condition Report (EICR) is a formal assessment of the fixed electrical installation in a property — the wiring, distribution board (consumer unit), sockets, switches, light fittings, and earthing and bonding arrangements. It is carried out by a qualified electrician, typically one registered with a competent person scheme such as NICEIC, NAPIT, or ELECSA.

The inspection tests whether the electrical installation meets the requirements of BS 7671 (the IET Wiring Regulations, currently 18th Edition) and identifies any defects, deterioration, or departures from the standard that present a safety risk.

The Legal Requirement for Private Landlords

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 made EICRs mandatory for all private rented properties in England. The requirements:

• The electrical installation must be inspected and tested by a qualified and competent person at intervals of no more than five years.
• A valid EICR must be in place before a new tenancy begins.
• A copy of the EICR must be provided to the tenant within 28 days of the inspection, or to a new tenant before they occupy the property.
• A copy must be provided to the local authority within seven days of a written request.
• If the EICR identifies remedial work, the landlord must complete that work within 28 days (or any shorter period specified in the report), and provide written confirmation of completion from the electrician to the tenant and local authority.

Local authorities can impose a financial penalty of up to £30,000 for a breach of the regulations. They also have powers to carry out the remedial work themselves and recover the cost from the landlord.

What the Inspection Covers

The EICR inspection typically includes:

• Visual inspection of the consumer unit (fuse board) — checking for correct circuit protection, RCD provision, appropriate cable ratings, and signs of overheating or water ingress
• Testing of all circuits for continuity, insulation resistance, polarity, and earth fault loop impedance
• Testing of RCDs (residual current devices) to verify they operate within the required disconnection time
• Visual inspection of accessible wiring and connections at sockets, switches, and light fittings
• Assessment of earthing and bonding arrangements, including bonding of metallic water and gas pipework
• Identification of any additions or alterations to the installation that do not meet the current standard

The inspection does not cover appliances, luminaires (the light fittings themselves in some interpretations), or wiring not part of the fixed installation. It does not test broadband or aerial cabling.

C1, C2, and C3 Codes Explained

The inspector categorises each observation using a code system:

• C1 — Danger Present: An immediate risk of injury. Examples: exposed live conductors, a missing consumer unit cover, a circuit with no earthing. A C1 code means the relevant part of the installation should be made safe immediately, before the report is even issued. An EICR with a C1 observation cannot receive a "Satisfactory" outcome.
• C2 — Potentially Dangerous: A defect that could become dangerous. Examples: inadequate earthing of a circuit, an RCD that fails its disconnection time test, old rubber-insulated cabling that is still functional but deteriorating. A C2 observation also results in an "Unsatisfactory" outcome, and remedial work must be completed within the regulatory timeframe (28 days unless specified shorter).
• C3 — Improvement Recommended: Not dangerous, but not up to the current standard. A C3 does not make the report "Unsatisfactory" — an EICR with only C3 observations receives a "Satisfactory" outcome. Examples: absence of RCD protection on circuits that would require it under current regulations but not under the edition of the regulations in force when the installation was wired, or a socket installed without a sleeved earth.
• FI — Further Investigation Required: The inspector could not complete the test or needs more access to assess an observation. An FI also results in "Unsatisfactory."

Inspection Intervals

For rented properties the maximum interval is five years. In practice, the EICR will specify the recommended next inspection date — if the installation is in poor condition or elderly, the inspector may recommend an earlier date. Many older London properties with pre-1960s wiring are given a two-year interval on first inspection after significant issues are found.

A new EICR is required when a new tenancy begins if the existing report has expired or is close to expiry. There is no requirement to obtain a new EICR at every tenancy change as long as the current report is valid and the installation has not changed.

Cost of an EICR in London

EICR costs in London depend on the size of the property and the number of circuits. For a one-bedroom flat with a single consumer unit and eight to ten circuits, expect to pay £150–£250. A four-bedroom house with 20 or more circuits may cost £300–£450. Costs in central London are generally at the higher end of these ranges.

If remedial work is required following an Unsatisfactory report, the cost depends entirely on what is found. Replacing a consumer unit with a modern unit including full RCD protection is the most common significant remedial action in older London properties, typically costing £400–£700 depending on the number of circuits.