EICR Explained: Electrical Installation Condition Reports
What an EICR is, what it checks, how the codes C1, C2, C3 and FI work, who needs one, how often and typical costs for landlords, owners and buyers.
An Electrical Installation Condition Report, or EICR, is a formal inspection of the fixed electrical wiring and equipment in a property. Think of it as a health check for the electrics, rather than a repair job. Landlords, homeowners and buyers all come across them, and the results can look confusing at first.
What an EICR covers
The inspector examines the permanent installation, not the appliances you plug in. That typically includes:
- The consumer unit and its protective devices.
- Wiring, sockets, switches and lighting.
- Earthing and bonding.
- Fixed equipment such as showers and cookers connections.
- Condition and suitability of accessories.
- Testing for insulation, continuity, earth fault loops and RCD operation.
Parts hidden inside walls and floors cannot always be inspected fully, so the report usually states what was and was not covered. Sample testing is common on larger properties.
Understanding the codes
Observations are given a code that shows how serious they are.
| Code | Meaning |
|---|---|
| C1 | Danger present. Risk of injury, immediate remedial action needed. |
| C2 | Potentially dangerous. Urgent remedial action needed. |
| C3 | Improvement recommended. Not dangerous in itself. |
| FI | Further investigation required without delay. |
An installation with any C1, C2 or FI is generally recorded as unsatisfactory overall. C3 items alone do not make a report unsatisfactory.
Who needs one
- Landlords. In England, private landlords must have the electrical installation inspected and tested at least every five years by a qualified person and provide a copy to tenants. Rules differ elsewhere in the UK.
- Homeowners. There is no general legal requirement to have one, but a report is sensible when you buy an older property, after major work or if the wiring is very old. As a rough guide, many electricians suggest inspections every ten years for owner-occupiers.
- Buyers. A report can reveal costs before you commit, though it is not a substitute for a survey.
- Businesses and HMOs. Different rules and shorter intervals can apply.
Typical costs
Costs depend on property size and number of circuits. As a rough guide, a report might cost somewhere around £120 to £300 for a flat or small house, with larger properties costing more. Regional variation applies. Remedial work is separate and priced after the report. See how much an electrician costs for context.
What happens after the report
- Read the summary and codes. Ask the inspector to explain anything unclear.
- Prioritise C1, C2 and FI items. These need prompt action.
- Get remedial quotes. The same inspector or a different registered electrician can do the work.
- Obtain confirmation that remedial work is complete, so the record shows it was addressed.
- Keep copies for tenants, buyers or insurers.
A landlord whose report is unsatisfactory has a set time to complete remedial work, so act quickly. If you are weighing up bigger work, see the rewiring cost guide.
Choosing an inspector
Inspection and testing is a specialist skill, separate from general installation work. Ask about their qualifications in inspection and testing, their scheme registration, whether they provide the report promptly and what the fee covers. They should not have a financial interest in finding faults, so some people prefer an independent inspector.
A worked example
A landlord has a two-bed flat with an EICR due. The inspector tests every circuit and records several observations: a missing bonding connection on the gas pipe, a cracked socket faceplate and some cables without clear labelling. The bonding and cracked socket are coded C2 and C3 respectively, and the labelling is a C3. Because there is a C2, the report is unsatisfactory. The landlord gets a quote from the same or another registered electrician, has the remedial items carried out, and receives written confirmation. Then they send a copy to the tenant. The sequence is simple once you know it, but the paperwork needs doing in order.
A pre-inspection checklist
- Clear access to the consumer unit, meter and any outbuildings.
- Tell tenants or occupants about the power cuts that will occur.
- Gather previous certificates and records of any alterations.
- Make a note of problems you have noticed, such as warm sockets or tripping.
- Ensure keys are available for locked cupboards and garages.
Common mistakes
- Assuming the report will include appliances. Portable items need separate testing.
- Hiring the cheapest bidder without checking the scope or who will inspect.
- Filing the report and failing to complete or confirm remedial work.
- Forgetting that a significant alteration may need a certificate in addition to the report.
Edge cases
- Houses in multiple occupation and shared properties: more circuits and communal areas affect time and cost.
- Leasehold flats: the freeholder may be responsible for the communal parts and should supply their own report.
- Properties with outbuildings or EV chargers: ask for these to be included.
Frequently asked questions
Is an EICR the same as a PAT test?
No. An EICR covers fixed wiring. A PAT test, discussed in PAT testing for landlords and businesses, covers portable appliances.
Can a report be "failed"?
The report is described as satisfactory or unsatisfactory rather than pass or fail, but the practical effect is similar. Unsatisfactory means remedial work is needed.
How long is a report valid?
It reflects the condition on the day of inspection, with a recommended date for the next one. Landlords generally follow a five-year interval or shorter if the inspector advises.
Does an EICR include a check of smoke alarms?
Not as a rule. It focuses on the fixed electrical installation, though the inspector may comment on interlinked alarms that are wired in. Alarm rules are covered separately in our guide to smoke and heat alarm rules.