If you are a landlord, you have almost certainly encountered the acronym EICR. If you are a homeowner, you may have been recommended one when buying a property or had one mentioned in a survey. But what exactly is an EICR, what does it involve, and what do you need to do with the results?

This guide covers everything you need to know about EICRs, written in plain English without unnecessary jargon.

What Does EICR Stand For?

EICR stands for Electrical Installation Condition Report. It is a formal document produced by a qualified electrician after carrying out a thorough inspection and testing of a property's fixed electrical installation.

The "fixed electrical installation" refers to everything that is permanently wired into the property: the consumer unit (fuse box), the wiring in the walls and ceiling, the sockets, switches, light fittings, and any fixed appliances like electric showers or cookers.

It does not cover portable appliances like televisions, washing machines, or kettles — that is covered by a separate inspection called PAT testing (Portable Appliance Testing).

What Is the Purpose of an EICR?

The purpose of an EICR is to assess the safety and condition of the fixed electrical installation against the current wiring regulations standard, known as BS 7671 (also called the IET Wiring Regulations or the "18th Edition").

The inspection identifies any aspects of the installation that are dangerous, potentially dangerous, or that fall below the current standard. It gives you — and anyone relying on the property being safe, like tenants — an independent professional assessment of the electrical safety of the building.

The 2020 Landlord EICR Regulations

Legal Requirement for Landlords

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 made EICRs a legal requirement for all private landlords in England from 1 July 2020 (new tenancies) and 1 April 2021 (all existing tenancies).

Under these regulations, landlords must:

Ensure the electrical installation is inspected and tested at least every 5 years by a qualified person
Obtain a copy of the EICR report within 28 days of the inspection
Provide a copy to existing tenants within 28 days
Provide a copy to new tenants before they occupy the property
Provide a copy to prospective tenants within 28 days of a written request
Provide a copy to the local authority within 7 days of a written request
Retain the report until the next inspection and provide it to the electrician carrying out the next inspection

The penalty for non-compliance is a fine of up to £30,000 issued by the local authority.

What Does the Inspection Involve?

An EICR inspection has two main components: a visual inspection and a test.

The Visual Inspection

The electrician visually inspects the entire fixed installation for signs of damage, deterioration, or non-compliance. This includes:

The consumer unit — condition, type, presence of RCDs and suitable fusing
Wiring visible in the loft, under floors, and wherever accessible
All sockets, switches, and light fittings
Earthing and main bonding arrangements
The main service cutout and meter area (visual only — they cannot touch these)

The Testing

Using calibrated test equipment, the electrician tests each circuit in the property. Tests include:

Continuity of protective conductors — confirming the earth connections are intact throughout each circuit
Insulation resistance — checking that the insulation on cables has not degraded
Polarity — confirming live and neutral are correctly connected
Earth fault loop impedance — measuring the resistance of the fault current path to confirm protective devices will operate quickly enough
RCD testing — confirming RCDs operate within the required time limits

Understanding the EICR Observation Codes

All observations found during the inspection are recorded on the report and assigned a code:

Danger Present — Immediate Remedial Action Required

The installation or circuit presents an immediate danger. It should not be used until the fault is rectified. The electrician will need to make it safe during the inspection — for example, isolating a dangerous circuit.

Example: Exposed live conductors accessible to touch; severely damaged wiring.

Potentially Dangerous — Urgent Remedial Action Required

The installation has a potential to become dangerous. While not an immediate danger, if not addressed it could become so. Remedial works must be carried out within 28 days for rental properties.

Example: No RCD protection on final circuits; inadequate earthing; missing supplementary bonding in a bathroom.

Improvement Recommended

Observations that do not represent a danger but where improvements would be beneficial. C3 codes do not cause the EICR to return an Unsatisfactory result — a property with only C3 observations can still achieve a Satisfactory overall result.

Example: Old-style consumer unit without full RCD protection; some cables without sleeving in loft.

Further Investigation Required

The electrician has identified something that requires more investigation before they can determine whether it is safe. Common where parts of the installation are not accessible during the inspection.

Example: Wiring in an inaccessible floor void; evidence of previous DIY work whose extent cannot be determined.

What Does the Report Look Like?

An EICR is a multi-page document. It includes:

Details of the property and installation
Extent and limitations of the inspection
Summary of the inspection results and overall verdict (Satisfactory or Unsatisfactory)
Schedule of observations — each C1, C2, C3, or FI observation listed with a description and recommended action
Schedule of circuit details — test results for each circuit in the property
Signature and certification details of the responsible qualified person

How Long Is an EICR Valid?

The validity period depends on the type of property:

Private rented properties: 5 years or change of tenancy (whichever is sooner)
Owner-occupied homes: typically recommended every 10 years
Commercial properties: typically 3–5 years (depending on type of use)
Swimming pools: every year
Temporary installations: every 3 months

What to Do After Receiving an EICR

If the result is Satisfactory: Keep the report. Provide copies to your tenants and retain for 5 years until the next inspection is required.

If the result is Unsatisfactory (C1 or C2 observations): You must arrange for remedial works to be carried out. For C1 observations, this should happen immediately. For C2 observations in rental properties, you have 28 days. Once work is done, get written confirmation from the electrician and keep this alongside the original EICR.

If there are C3 observations only: The installation is satisfactory — you are not required to carry out any work. However, C3 recommendations are worth considering as they indicate areas where improvements would be beneficial.

What is an EICR? The Complete Guide for Homeowners and Landlords