What is an EICR Report

In every property, whether it is a family home, rental flat, or business premises, the safety and reliability of the electrical system are vital. Electricity powers almost everything in modern life, yet it is also one of the most common sources of preventable fires and accidents. Ensuring that electrical installations remain safe over time requires proper inspection and testing, and that is where the EICR report comes in.

An EICR report, which stands for Electrical Installation Condition Report, is a detailed document produced by a qualified electrician after a thorough inspection and testing of a property’s fixed electrical system. It assesses whether the installation is safe to use, identifies any faults or areas of deterioration, and determines whether it meets current electrical safety standards. For landlords, it is a legal requirement under the Electrical Safety Standards in the Private Rented Sector Regulations 2020, and for homeowners, it is a key part of maintaining a safe and efficient property.

Understanding what an EICR report involves, how it is carried out, and what to do with the results can make a significant difference in keeping both people and property protected. This guide explains everything you need to know about EICR reports, from their purpose and contents to costs, duration, and importance in everyday property management.

The Purpose of an EICR Report

The main purpose of an EICR report is to confirm that the electrical installation in a building is safe for continued use. It helps detect faults that might not be visible to the untrained eye, such as loose connections, damaged wiring, or components that have degraded over time. By identifying these issues early, the report helps prevent risks such as electric shock, short circuits, or electrical fires.

An EICR report also verifies that the installation complies with the current edition of the IET Wiring Regulations, known as BS 7671. Electrical standards are updated periodically to reflect improvements in technology, materials, and safety practices, so even installations that were compliant a decade ago may no longer meet today’s requirements. The report ensures that property owners can plan necessary upgrades to maintain compliance and safety.

For landlords, an up-to-date EICR report is not just good practice but a legal obligation. It provides proof that electrical safety standards have been met and that the property is safe to let.

What an EICR Report Includes

An EICR report covers every major element of a property’s fixed electrical installation. This includes wiring, circuits, sockets, switches, fuse boards or consumer units, and any fixed equipment connected to the system. The inspection involves both visual checks and electrical testing to assess performance, integrity, and compliance.

During the inspection, the electrician performs tests to verify that the circuits are properly earthed, that insulation resistance is sufficient to prevent leakage, and that safety devices such as RCDs operate correctly. They also check that wiring is correctly labelled, circuits are adequately protected, and fittings show no signs of overheating or damage.

The findings are recorded in the EICR report, which includes detailed observations, test results, and an overall summary of the installation’s condition. The report concludes with one of two possible outcomes. A satisfactory result means that the installation is safe for continued use. An unsatisfactory result indicates that one or more faults need to be corrected to bring the system up to standard.

EICR Coding System Explained

Every issue identified during the inspection is assigned a specific code in the report. These codes indicate the severity of the problem and the urgency of any required action.

Code 1 means danger is present, and immediate action is required to eliminate the risk. Examples include exposed live wires or incorrectly installed protective devices.

Code 2 indicates that the installation is potentially dangerous and should be repaired urgently. This might apply to loose connections, damaged cable insulation, or outdated fuse boards.

Code 3 highlights an area where improvement is recommended but not legally required. Addressing these issues can enhance safety and efficiency.

FI stands for further investigation required, used when the electrician cannot determine safety without additional testing.

An EICR that includes any Code 1 or Code 2 findings is automatically deemed unsatisfactory until the issues are corrected. Once remedial work is completed, a follow-up inspection or confirmation letter is issued to verify that the installation is now compliant.

Who Needs an EICR Report

All landlords who rent out residential property must have a valid EICR report. The law requires that the inspection be carried out at least every five years, and a copy of the report must be given to new tenants before they move in. Existing tenants must also receive a copy within 28 days of the inspection.

For homeowners, an EICR report is not a legal requirement but remains an essential part of responsible property maintenance. It is particularly recommended for older homes, properties that have undergone significant electrical work, or houses being bought or sold. Mortgage lenders, insurers, and solicitors may also request an EICR as part of property transactions.

Commercial properties, offices, and industrial buildings are also subject to electrical inspection requirements under health and safety legislation. The frequency of inspection for commercial premises may vary depending on the type of business and electrical load, but the EICR process remains broadly the same.

How Often Should You Get an EICR Report

The general rule is that an EICR should be renewed every five years for rental properties. However, electricians may recommend shorter intervals depending on the property’s condition and age. For instance, older houses with outdated wiring may need more frequent checks, while houses in multiple occupation (HMOs) are often inspected every three years due to higher occupancy and heavier use.

Homeowners should also consider an inspection at least every ten years, or sooner if there are visible signs of wear, electrical faults, or unexplained tripping of circuit breakers. An EICR should also be carried out after major electrical alterations or if the property has been vacant for a long period.

How an EICR Inspection Is Carried Out

When you arrange an EICR, the electrician will first conduct a visual inspection of the entire installation. They will look for signs of damage, deterioration, overheating, or modifications that may not meet modern standards. After this, they will carry out a series of tests using specialist equipment to measure the performance of the electrical circuits.

The testing process typically includes continuity checks, insulation resistance testing, polarity testing, and verification of earth fault loop impedance. The electrician will also test that RCDs trip within the correct time and assess the overall load balance across the installation.

The inspection may require temporary disconnection of power to certain circuits to ensure testing can be done safely. Once complete, the electrician will restore power and compile the results into the official EICR report.

How Much Does an EICR Report Cost

The cost of an EICR varies depending on property size and complexity. A small flat may cost around £120 to inspect, while a typical three-bedroom home may range from £150 to £250. Larger properties, those with multiple consumer units, or commercial buildings may cost more due to the additional circuits and testing required.

Although it may seem like an extra expense, an EICR represents excellent value. It not only ensures safety but can also identify faults that, if left unaddressed, could lead to costly repairs or insurance issues later. The peace of mind and legal protection it provides make it a sound investment for both landlords and homeowners.

What Happens If an EICR Report Is Unsatisfactory

If an EICR report is deemed unsatisfactory, the electrician will outline the specific faults and recommend remedial actions. For landlords, these repairs must be carried out within 28 days, or sooner if the electrician specifies a shorter timeframe. Once the work has been completed, written confirmation must be obtained and shared with the tenant and the local authority if required.

An unsatisfactory report should not be ignored. Failing to carry out repairs can result in enforcement action from your local Council, fines of up to £30,000, or even prohibition on renting the property until compliance is achieved. More importantly, it poses serious safety risks to occupants.

For homeowners, an unsatisfactory EICR is a warning sign that electrical work is needed urgently. Addressing these issues early can prevent potential accidents and increase the property’s resale value.

The Importance of Using Qualified Electricians

Only electricians who are qualified and registered with recognised industry bodies such as NICEIC or NAPIT should carry out EICR inspections. These professionals are trained to perform the required tests safely and accurately, and their reports are legally recognised.

Choosing an unqualified person to carry out electrical testing can lead to inaccurate results, invalid reports, or even dangerous oversights. For landlords, this could mean failing to comply with legal obligations, while homeowners could be left unaware of hidden hazards.

Professional electricians follow established procedures to ensure consistency and reliability. They also carry public liability insurance and adhere to the latest version of BS 7671, giving property owners full confidence in the validity of the report.

Why EICR Reports Matter for Homes

In most town, where housing stock ranges from Victorian terraces to new-build developments, the condition of electrical installations varies widely. Many older properties were built long before modern safety standards were introduced. Without regular testing, these homes can contain outdated wiring, poorly earthed circuits, or fuse boxes that no longer offer adequate protection.

The EICR report provides an opportunity to identify these issues and upgrade systems to current standards. For landlords, this not only ensures compliance but also makes the property more appealing to tenants seeking safe, efficient homes. For homeowners, it enhances comfort and security, reducing the likelihood of electrical faults or fires.

Maintaining Electrical Safety Between Inspections

Even with a valid EICR, landlords and homeowners should not assume the system will remain fault-free indefinitely. Regular visual checks can help identify early warning signs such as discoloured sockets, flickering lights, or burning smells. Tenants should also be encouraged to report any electrical issues immediately so they can be investigated by a qualified professional.

Avoiding overloading sockets, using extension leads safely, and ensuring appliances are maintained properly can further reduce risk. Combining these precautions with periodic EICR inspections forms the foundation of long-term electrical safety.

Conclusion

An EICR report, or Electrical Installation Condition Report, is far more than a formality. It is a vital document that ensures the electrical safety of homes and rental properties. By thoroughly inspecting and testing every part of a property’s electrical system, it provides peace of mind, prevents hazards, and confirms compliance with national regulations.

For landlords, it is a legal requirement that must be renewed every five years, and for homeowners, it is an essential step in safeguarding their investment and their family’s wellbeing. Whether the property is a small flat, a large family home, or a commercial space, a professionally completed EICR ensures that all wiring and circuits meet the highest standards of safety and performance.

By understanding what an EICR report is, how it works, and why it matters, property owners can make informed decisions that protect lives, maintain compliance, and promote a culture of responsible electrical safety.