EICR
An EICR, 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 wiring, consumer units, sockets, earthing, bonding, and lighting circuits, and determines whether the installation is safe for continued use. The term was formerly interchangeable with Periodic Inspection Report or Fixed Wire Testing, though EICR is now the standard designation. 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.
What an EICR covers
An EICR inspects only fixed electrical installations, covering 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). PAT 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.
Portable appliances require separate Portable Appliance Testing, for guidance on when PAT testing applies to landlords and what it involves, see the August guide to PAT testing.
The electrician carrying out the inspection 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 such shorter period as 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. They do not currently apply to social housing in the same way, though 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 legislative 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. Courts and local housing authorities treat the distribution rules as a strict requirement, and failing to provide the report at the right time is treated as a breach of the Regulations even if the underlying 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 codes:
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 observation 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 observation 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. The issue must be investigated before the condition of the installation can be confirmed. FI observations make the EICR unsatisfactory until the investigation is completed and its findings recorded.
For landlords, any EICR classified as unsatisfactory, due to C1, C2, or FI codes, triggers the 28-day remedial deadline under the Regulations. The landlord cannot begin a new tenancy with an unsatisfactory EICR in place, and from 1 May 2026 an unsatisfactory EICR may also affect the landlord's ability to serve valid Section 8 notices on certain grounds, because unresolved safety failings can constitute a breach of the landlord's obligations that the 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 if the installation has age-related deterioration, unresolved observations, or other features that warrant closer monitoring. A report that specifies a three-year return interval, for example, overrides the default five-year period. Landlords should check the date specified in the report rather than assuming the maximum interval applies.
If a new tenancy begins before the 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. However, if the previous report contained remedial recommendations that were not completed, or if the installation has been altered since the last inspection, a new inspection is advisable.
August's compliance checklist tracks EICR expiry dates across a landlord's portfolio and sends automatic reminders before certificates are due for renewal, 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 within the required period, or failing to provide the report to tenants or the local authority when required. The local housing authority has the power to carry out the remedial work itself and recover the cost from the landlord if the landlord fails to act within the required timeframe.
Alongside the EICR, landlords are required to hold a valid gas safety certificate and 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.
How often does a landlord need an EICR?
At least every five years, under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. If the electrician specifies a shorter return interval in the report, for example because of the age or condition of the installation, that shorter period takes precedence.
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 C1 and C2 make the EICR unsatisfactory. C3 means improvement is recommended but there is no immediate danger; a report with only C3 codes is still classified as satisfactory. FI means further investigation is required before the condition can be confirmed, 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. Supply a copy to any new tenant before they move in. Provide a copy to the local housing authority within seven days if they request it. If the report is unsatisfactory, carry out all remedial work within 28 days and provide written confirmation of completion to existing tenants and the local authority.
