What Is an EICR? A Complete Guide to Electrical Installation Condition Reports
Electrical safety is becoming more of a talking point every day, whether it be in the home or at work.
Insurance companies and the Government are cracking down on Employers and Landlords to ensure that the properties they own are safe.
Like Gas, Electricity is not something that should be messed around with by the average DIY enthusiast, or anyone that isn't a qualified Electrician for that matter and should be regularly checked.
Here at Suresafe Electrical Services Ltd, we pride ourselves on good quality workmanship, guaranteeing the safety and longevity of our installations. We also specialise in Inspection and Testing.
So, what is an EICR? And what is involved in inspection and testing?
An Electrical Installation Condition Report (EICR) is a formal report produced following the inspection and testing of an existing electrical installation.
EICRs are used to assess the condition and safety of electrical installations in homes, rental properties, commercial premises and other buildings. They can identify defects, deterioration, damage, dangerous conditions and other issues that may require further investigation or remedial work.
Despite being widely used, there are still many misconceptions about what an EICR actually involves, what the different classification codes mean and what makes an EICR satisfactory or unsatisfactory.
This guide explains how EICRs work, what is inspected and tested, how observations are classified and when an electrical installation should be inspected.
What does EICR stand for?
EICR stands for Electrical Installation Condition Report.
The report is produced after an inspection and testing process carried out on an existing electrical installation.
An EICR is concerned primarily with the fixed electrical installation. It is not simply a visual inspection, and it is not the same thing as testing portable electrical appliances.
The purpose of an EICR is to determine, as far as reasonably practicable, whether the installation is in a condition suitable for continued use and to identify any defects or conditions requiring attention.
What is an Electrical Installation Condition Report?
An EICR provides a record of the condition of an electrical installation at the time it is inspected.
The inspection can consider areas including:
Consumer units and distribution boards
Fixed wiring and cables
Socket outlets
Switches and light fittings
Earthing and bonding
Protective devices
Connections and terminations
Signs of overheating or damage
Deterioration of electrical equipment
Identification and labelling
The suitability of equipment for its environment
Other parts of the fixed electrical installation
Electrical testing is also carried out using appropriate calibrated test equipment.
The exact extent of the inspection and testing depends on the installation, its condition, accessibility and the circumstances of the inspection.
Why is an EICR carried out?
Electrical installations don't last a lifetime.
Cables, accessories and connections can become damaged or deteriorate. Alterations may have been carried out incorrectly, protective devices may no longer provide appropriate protection, and older installations may have characteristics that require assessment.
Some electrical defects are not obvious during normal use.
An installation can appear to work perfectly while still containing defects that could present a risk of electric shock, fire or other danger.
An EICR can therefore provide useful information about the condition of an existing installation.
An inspection may be appropriate when:
A property has reached its recommended inspection interval
A property is being purchased
A property is being prepared for letting
A landlord requires an electrical safety inspection
A property has suffered significant damage or flooding
There are concerns about the condition of the electrical installation
Significant electrical alterations have taken place
A previous report recommended an earlier inspection
An existing installation needs to be assessed before further electrical work
How often should an EICR be carried out?
There is no single inspection interval that applies to every electrical installation.
The appropriate interval depends on factors such as the type of installation, how it is used, its condition and the environment in which it operates.
For typical domestic properties, periodic inspection and testing is commonly recommended at intervals of:
Owner-occupied domestic property: commonly every 10 years.
Rented domestic property: commonly every 5 years, subject to the requirements applying to the property and any shorter interval recommended by the inspector.
These are not universal expiry dates. The recommended interval can be shorter where the circumstances of the installation warrant it.
For example, an installation subject to particularly demanding conditions may require more frequent inspection.
The Electrical Safety First guidance on periodic inspection and testing provides further information on recommended inspection intervals.
Commercial property: For commercial properties, there is no single inspection interval that applies to every installation. The recommended frequency depends on the type and use of the premises, the condition of the electrical installation, the environment and the level of use.
The appropriate inspection interval should be determined based on the individual installation and may also be influenced by previous inspection recommendations, maintenance requirements or insurance conditions.
Do landlords need an EICR?
Private landlords in England now have specific legal obligations regarding the electrical installations in their rental properties.
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must ensure that electrical installations in privately rented properties are inspected and tested at intervals of no more than five years, or sooner where the most recent report requires it.
The inspection and testing must be carried out by a person who is qualified and competent to undertake the work.
Where the report identifies work requiring attention, the regulations also place specific duties on landlords regarding remedial work and further investigation.
Landlords should also be aware of their obligations concerning providing copies of reports and written confirmation of completed remedial work.
The legal requirements can change, so landlords should refer to the current government guidance and legislation applicable to their property.
What happens during an EICR?
An EICR consists of both inspection and testing.
The electrician will inspect the installation as far as reasonably practicable.
This can involve examining electrical equipment, wiring, connections, protective devices and other parts of the installation for signs of:
Damage
Deterioration
Overheating
Incorrect installation
Inadequate protection
Poor connections
Unsuitable equipment
Other potentially dangerous conditions
Testing is then carried out using appropriate test equipment.
Depending on the installation, testing may include:
Continuity of protective conductors
Continuity of bonding conductors
Insulation resistance
Polarity
Earth fault loop impedance
RCD operation
Prospective fault current
Verification of protective devices
Other tests appropriate to the installation
The exact tests required will depend on the installation and the circumstances of the inspection.
A proper EICR is therefore considerably more than simply looking at the consumer unit and checking that the sockets work.
Does an EICR test appliances?
Generally, no.
An EICR concerns the fixed electrical installation, rather than portable appliances connected to it.
For example, a fridge, television, kettle or power tool would not normally be tested as part of an EICR.
Portable Appliance Testing (PAT) is a separate form of inspection and testing.
There can be some equipment that sits between the concepts of fixed installation and appliance testing, so the exact scope should be established for the particular installation.
How long does an EICR take?
There is no fixed amount of time for an EICR. The duration depends on factors including:
The size of the property
Number of circuits
Age of the installation
Complexity of the electrical system
Accessibility of equipment and wiring
Condition of the installation
Whether circuits can safely be isolated
Any limitations affecting the inspection
Whether further investigation is required
A relatively straightforward domestic installation may take several hours to inspect and test.
Larger domestic properties, commercial premises and complex installations can take considerably longer.
An EICR should not be treated as a quick visual check. The electrician needs sufficient time to carry out the inspection and testing appropriate to the installation.
What are EICR limitations?
An EICR is not necessarily an inspection of every centimetre of wiring in a building.
Parts of an installation may be concealed or inaccessible, and there can be circumstances where equipment cannot safely be inspected or tested.
Examples can include:
Concealed wiring
Inaccessible areas
Equipment at significant height
Areas that cannot safely be entered
Circuits that cannot safely be isolated
Materials suspected of containing asbestos
Other conditions preventing safe inspection or testing
Where limitations affect the inspection, these should be appropriately identified and recorded.
The extent of an inspection should reflect the circumstances of the installation. It should not be reduced to a simplistic percentage of circuits or accessories.
What do C1, C2, C3 and FI mean on an EICR?
One of the most common questions about EICRs concerns the classification codes.
Observations identified during an EICR are given classification codes according to their significance.
C1 – Danger Present
C1 means Danger Present.
This classification is used where danger is present and there is a risk of injury.
Where a C1 condition is identified, immediate action to make the situation safe may be required.
The exact action will depend on the circumstances of the defect.
C2 – Potentially Dangerous
C2 means Potentially Dangerous.
A C2 observation identifies a defect or condition that is potentially dangerous and requires remedial attention.
The classification depends on the actual circumstances identified during the inspection.
It should not be assumed that a particular component or installation characteristic automatically receives a C2 classification in every situation.
C3 – Improvement Recommended
C3 means Improvement Recommended.
A C3 observation identifies an opportunity for improvement.
A C3 does not, by itself, make an EICR unsatisfactory.
This distinction is important because C3 observations are often misunderstood.
An installation can have C3 observations and still receive a satisfactory overall assessment.
FI – Further Investigation Required
FI means Further Investigation Required.
This classification is used where further investigation is required without delay.
An FI observation may be appropriate where the inspector has identified a potentially significant issue but cannot establish the full extent or cause during the inspection.
Further investigation may therefore be necessary before the condition of the installation can be fully assessed.
What makes an EICR unsatisfactory?
An EICR is not simply a "pass or fail" test.
The report records observations identified during the inspection and assigns appropriate classifications.
In general terms, an installation with C1, C2 or FI observations will require attention and the report will be considered unsatisfactory.
A C3 observation alone does not make an installation unsatisfactory.
This is why it is important to look at the actual observations on an EICR rather than simply being told that an installation has "failed".
The electrician should be able to explain what each observation means and what action, if any, is recommended.
Does a C3 mean my electrics are unsafe?
No. A C3 is an improvement recommendation.
It does not mean that the installation is necessarily unsafe, and a C3 observation alone does not make an EICR unsatisfactory. However, a C3 should not simply be ignored.
The observation indicates that an improvement would bring the installation closer to current standards or improve its safety or functionality.
Whether remedial work is worthwhile will depend on the circumstances and the nature of the recommendation. It could be something as simple as a missing label.
Does an old electrical installation automatically fail an EICR?
No. An older electrical installation does not automatically become unsafe simply because it was installed under an earlier edition of the Wiring Regulations.
Electrical installations are not generally required to be upgraded automatically every time the Wiring Regulations change.
An EICR assesses the condition and safety of the existing installation, taking into account relevant requirements and the circumstances of the installation.
This is an important distinction.
An installation can contain characteristics that would not be installed in the same way today without those characteristics necessarily constituting a dangerous condition.
Equally, an older installation can contain genuine defects that require remedial work.
The classification should therefore be based on the actual condition and circumstances identified during the inspection.
Do electrical installations have to comply with the latest Wiring Regulations?
Not necessarily.
The fact that an installation does not fully comply with the latest edition of BS 7671 does not automatically mean that it is unsafe or requires upgrading.
Existing installations are often assessed in the context of the requirements that applied when they were installed, together with subsequent alterations and the present condition of the installation.
However, this does not mean that old installations are exempt from safety requirements.
Where an existing installation has deteriorated, been damaged, been altered incorrectly or otherwise presents a dangerous condition, appropriate action may be required.
The latest edition of BS 7671 is an important reference for electrical installation work and inspection, but the assessment of an existing installation requires professional judgement.
Do I need an EICR when buying a house?
There is no general requirement for every home buyer to obtain an EICR simply because they are purchasing a property.
However, an EICR can provide useful information about the condition of the electrical installation before completing a purchase.
A property may have an electrical installation that is decades old, may have undergone numerous alterations or may have defects that are not obvious during a normal viewing.
An inspection can therefore help a buyer understand the condition of the electrical installation and identify any work that may require attention.
It is important to remember that an EICR is an assessment of the electrical installation. It is not a complete structural or general building survey.
Do I need an EICR when selling a house?
There is no general requirement for a homeowner to obtain an EICR simply because they are selling their property.
However, providing an up-to-date electrical inspection can give potential buyers useful information about the condition of the fixed electrical installation.
It can also identify electrical issues that may otherwise arise during the conveyancing or negotiation process.
Whether obtaining an EICR before selling is worthwhile depends on the individual circumstances.
What happens if an EICR is unsatisfactory?
If an EICR identifies C1, C2 or FI observations, the next step is to understand exactly what has been identified.
The electrician should explain:
What the observation is
Why it has been classified in that way
What further investigation or remedial work is required
Whether the issue presents an immediate danger
What needs to happen next
The appropriate remedial work will depend entirely on the defect.
It is important not to assume that an unsatisfactory EICR automatically means that the entire electrical installation needs replacing.
In many cases, individual defects can be rectified without replacing the whole installation.
For landlords, additional legal requirements apply regarding remedial work and further investigation.
Does an EICR mean my consumer unit needs replacing?
Not necessarily. An EICR is an assessment of the electrical installation as a whole.
The presence of an older consumer unit does not automatically mean that it must be replaced.
However, the consumer unit and its protective devices will form part of the inspection, and defects or inadequate protection may result in an observation requiring attention.
Whether replacement is appropriate depends on the actual condition and characteristics of the installation.
A recommendation to replace a consumer unit should therefore be based on the circumstances rather than simply its age.
Can an EICR find hidden electrical problems?
An EICR can identify evidence of defects that may not be apparent during normal use.
Testing can reveal problems such as:
Poor insulation resistance
Faults with protective conductors
Incorrect polarity
Problems with earthing
Excessive earth fault loop impedance
Defective RCD protection
Other electrical defects
However, an EICR cannot magically identify every defect hidden within inaccessible parts of a building.
The electrician can only inspect and test what is reasonably practicable and safe to access.
This is why the limitations of the inspection are important.
Who can carry out an EICR?
An EICR should be carried out by a person who is competent to inspect and test the particular type of electrical installation involved.
Competence involves having the appropriate knowledge, skills, experience and test equipment necessary to carry out the inspection correctly.
For additional reassurance, many customers choose electricians who are members of recognised competent person schemes or professional organisations.
However, registration alone should not replace consideration of the electrician's actual experience and competence in inspection and testing.
How much does an EICR cost?
There is no single national price for an EICR.
The cost depends on the size and complexity of the installation, the number of circuits, accessibility, location and the time required to complete the inspection and testing.
A very low advertised price may not necessarily represent a like-for-like service.
When comparing EICR prices, it is worth checking:
What is included in the inspection
How many circuits are being inspected and tested
Whether the price includes the full report
Whether limitations are clearly identified
Whether remedial work is included or quoted separately
Whether the electrician is suitably competent for the installation
A proper EICR should be carried out thoroughly rather than rushed to meet an advertised price.
What is the difference between an EICR and an Electrical Installation Certificate?
An Electrical Installation Certificate (EIC) is normally issued following the installation of new electrical work or an alteration or addition to an existing installation where an EIC is appropriate.
An EICR is used to assess an existing electrical installation.
They are therefore different documents serving different purposes.
An EIC confirms the results of inspection and testing associated with particular electrical installation work.
An EICR provides an assessment of the condition of an existing installation at the time of inspection.
What is the difference between an EICR and a Visual Inspection?
A visual inspection is considerably more limited than a full EICR.
A visual inspection may identify obvious signs of damage or deterioration without carrying out the full range of electrical tests associated with an EICR.
An EICR involves both inspection and testing appropriate to the installation.
The two should not therefore be treated as interchangeable services.
EICR terminology: a quick reference
EICR – Electrical Installation Condition Report.
C1 – Danger Present.
C2 – Potentially Dangerous.
C3 – Improvement Recommended.
FI – Further Investigation Required.
BS 7671 – Requirements for Electrical Installations, commonly known as the IET Wiring Regulations.
RCD – Residual Current Device, a protective device designed to disconnect a circuit under specified residual-current conditions.
Periodic Inspection and Testing – Inspection and testing carried out on an existing electrical installation at appropriate intervals.
The bottom line
An EICR is much more than a simple electrical "safety certificate".
It is a structured inspection and testing process designed to assess the condition of an existing electrical installation and identify defects or conditions requiring attention.
The most important points to remember are:
An EICR assesses an existing fixed electrical installation.
It involves both inspection and electrical testing.
There is no single inspection interval that applies to every installation.
Five-year inspection intervals generally apply to privately rented properties in England under the relevant regulations.
Ten years is commonly recommended for owner-occupied domestic properties.
C1 means Danger Present.
C2 means Potentially Dangerous.
C3 means Improvement Recommended.
FI means Further Investigation Required.
A C3 observation alone does not make an EICR unsatisfactory.
An old installation does not automatically fail simply because it was installed under an older edition of BS 7671.
An EICR does not normally include testing of portable electrical appliances.
An unsatisfactory EICR does not automatically mean that the entire electrical installation needs replacing.
The quality of an EICR depends heavily on the competence, experience and judgement of the person carrying out the inspection.
Suresafe Electrical Services Ltd is a
NAPIT-registered electrical contractor
providing Domestic and Commercial electrical installation, inspection and testing services. Our work includes Electrical Installation Condition Reports, Periodic Inspection and Testing, Landlord Electrical Safety Inspections, Commercial Electrical Testing and many other electrical services.
If you need an EICR or have questions about the condition of an existing electrical installation, contact a suitably competent electrical contractor to discuss the requirements of your particular installation.
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