What is an EICR?
An EICR, or electrical installation condition report, is a formal assessment of the fixed electrical installation in a property, carried out by a qualified electrician, that records the condition of the wiring, consumer unit, sockets, earthing, bonding, and lighting circuits, and determines whether the installation is safe for continued use. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 made EICRs a legal requirement for private landlords in England, with the first inspections required for new tenancies from June 2020 and for all existing tenancies by 1 April 2021.
In plain terms, EICR simply stands for electrical installation condition report, and it is often called an EICR certificate or, informally, an electrical safety certificate. It was formerly known as a periodic inspection report or fixed wire testing, though EICR is now the standard designation.
What an EICR covers
An EICR inspects only fixed electrical installations, the wiring, circuits, and components that are permanently part of the building. This includes the consumer unit (fuse board), circuit breakers and RCDs (residual current devices), the earthing and bonding system, wiring in walls and ceilings, socket outlets and light switches, and any fixed electrical equipment such as extractor fans and immersion heaters.
An EICR does not cover portable electrical appliances, including kettles, white goods, televisions, or other plug-in items. Those require separate Portable Appliance Testing (PAT), which is not currently a legal requirement for private landlords in England, though social landlords became subject to a statutory duty to check the electrical equipment they provide from 1 May 2026.
The electrician tests the installation against British Standard 7671 (BS 7671, the IET Wiring Regulations), currently in its 18th edition. The report records every circuit tested, any observations about its condition, and the overall conclusion: satisfactory or unsatisfactory.
The legal duty for landlords in England
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, private landlords in England must:
have the electrical installation inspected and tested by a qualified and competent person at least every five years, or sooner if the previous report specifies a shorter interval;
obtain an EICR from that person;
supply a copy to each existing tenant within 28 days of the inspection;
supply a copy to any new tenant before they occupy the property;
supply a copy to any prospective tenant who requests one in writing, within 28 days; and
supply a copy to the local housing authority within seven days of a written request.
Where the EICR is unsatisfactory, the landlord must carry out all necessary remedial work within 28 days of receiving the report, or within any shorter period the electrician specifies. Written confirmation that the work has been completed must be provided to existing tenants and the local housing authority within 28 days of completion.
The Regulations apply to assured and assured shorthold tenancies and to licences to occupy. They cover standard private lets and HMOs. Extended duties for social landlords came into force on 1 May 2026 under the Renters' Rights Act 2025. Separate EICR requirements apply in Scotland and Wales under their respective frameworks.
In our experience supporting landlords through compliance renewals, the most commonly missed obligation is not the inspection itself but the distribution of the report, particularly to new tenants before they move in rather than after. Local housing authorities treat the distribution rules as a strict requirement, and failing to provide the report at the right time is a breach even where the installation is satisfactory.
Observation codes: C1, C2, C3 and FI
Following the inspection, the electrician assigns a code to any observation that requires attention. There are four:
C1, danger present. An immediate risk of injury or electric shock exists. Remedial action is required before the affected circuit or installation can safely be used. A C1 makes the overall EICR unsatisfactory.
C2, potentially dangerous. The installation is not immediately dangerous but presents a risk that could develop into danger if left unaddressed. Urgent remedial action is required. A C2 also makes the EICR unsatisfactory.
C3, improvement recommended. The installation does not meet current standards but presents no immediate or potential danger. Action is advisable but not legally required. A report containing only C3 observations is classified as satisfactory.
FI, further investigation required. The electrician identified something that could not be fully assessed during the inspection. It must be investigated before the condition can be confirmed. FI observations make the EICR unsatisfactory until the investigation is completed and recorded.
Any EICR classified as unsatisfactory, through C1, C2, or FI codes, triggers the 28-day remedial deadline. A landlord cannot begin a new tenancy with an unsatisfactory EICR in place, and from 1 May 2026 an unsatisfactory EICR may also affect the ability to serve valid Section 8 notices on certain grounds, because unresolved safety failings can constitute a breach of the landlord's obligations that a court will consider.
Validity and renewal
An EICR is valid for up to five years, unless the electrician specifies a shorter interval in the report, which they may do where the installation shows age-related deterioration, unresolved observations, or other features warranting closer monitoring. A report that specifies a three-year return interval overrides the default five years, so landlords should check the date in the report rather than assuming the maximum applies.
If a new tenancy begins before five years have elapsed, the existing EICR remains valid for that tenancy. There is no obligation to commission a fresh inspection solely because the occupant changed, provided the report has not expired and remains satisfactory. If the previous report contained remedial recommendations that were not completed, or the installation has been altered, a new inspection is advisable.
August's compliance checklist tracks EICR expiry dates across a landlord's portfolio and sends automatic reminders before certificates fall due, so inspections can be arranged in advance rather than discovered to have lapsed after a tenancy change or a local authority request.
Penalties for non-compliance
Local housing authorities enforce the Electrical Safety Standards Regulations. The maximum civil penalty for a breach is £40,000, following an increase from £30,000 in November 2025. A breach can include failing to commission an inspection, failing to carry out remedial work in time, or failing to provide the report to tenants or the authority when required. The authority can also carry out the remedial work itself and recover the cost from the landlord.
Alongside the EICR, landlords must hold a valid gas safety certificate and an Energy Performance Certificate; together these form the core compliance document set for any private letting.
For a full guide to EICR obligations, arranging inspections, understanding costs, and managing an unsatisfactory report, see the August guide to electrical safety for landlords.
Frequently asked questions
What does EICR stand for?
EICR stands for electrical installation condition report. It is the formal document produced after a qualified electrician inspects and tests the fixed electrical installation in a property to determine whether it is safe for continued use. It is sometimes called an electrical safety certificate.
How much does an EICR cost?
Most domestic EICRs cost between £100 and £300, with around £200 typical for an average home. London and larger or older properties sit at the higher end, and HMOs cost more because they have additional circuits, communal areas, and fire systems to test. The figure covers the inspection and report only, not any remedial work identified. For a full cost breakdown, see the electrical safety guide linked above.
How long does an EICR last?
Up to five years, unless the electrician specifies a shorter interval in the report. That shorter period takes precedence over the default. Landlords should diarise the exact expiry date shown on the certificate rather than assuming the full five years.
What do C1, C2 and C3 codes mean?
C1 means danger is present and immediate action is required. C2 means the installation is potentially dangerous and urgent action is required. Both make the EICR unsatisfactory. C3 means improvement is recommended but there is no immediate danger, and a report with only C3 codes is still satisfactory. FI means further investigation is required and also makes the report unsatisfactory.
What must a landlord do with an EICR once they receive it?
Supply a copy to each existing tenant within 28 days, and to any new tenant before they move in. Provide a copy to the local housing authority within seven days if requested. If the report is unsatisfactory, carry out all remedial work within 28 days and provide written confirmation of completion to existing tenants and the authority.
