Electrical Installation Condition Reports (EICR)
The Dangers, Regulations, Survey, and What it Means For You

What it Means for You Get EICR Quote

The dangers

Faulty electrics can cause electric shocks and fires, from defective wiring to overloaded circuits. An EICR (Electrical Installation Condition Report) finds these risks before they become a problem.

Older properties need the most attention. Where the wiring is 25 years old or more, there's a higher chance of unofficial or unsafe alterations, exposed live wires or loose connections, all of which can start a fire or give someone a shock. For landlords, regular inspection is also the law.

The regulations

England

The rules are in The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. They applied to new tenancies from 1 June 2020 and to all existing tenancies from 1 April 2021. Landlords must have the electrical installation inspected and tested by a competent person at least every 5 years. See what it means for you for the full list of duties.

A new build or fully rewired property should have an Electrical Installation Certificate (EIC), which can be given to tenants (and to the local authority if it asks). The landlord won't need an EICR until 5 years after the EIC was issued, as long as they've met their other duties under the Regulations.

If the EICR calls for remedial work or further investigation, the landlord must have it done within 28 days, or sooner if the report says so, then give written confirmation to the tenant and the local authority within 28 days of the work being finished. If the work isn't done and the local authority has reasonable grounds to think the landlord is in breach, it will serve a remedial notice. If that's ignored, the authority can arrange the work itself and recover the cost from the landlord.

Local authorities can fine landlords up to £30,000 for a breach.

Scotland

The rules come from The Housing (Scotland) Act 2014, which made electrical safety testing mandatory for new tenancies from December 2015 and for existing tenancies from December 2016.

Landlords must have the electrical installation inspected and tested by a competent person at least every 5 years. The inspection has two parts: an inspection of the installation, fixtures and fittings (the EICR), and a record of testing of any appliances the landlord provides (PAT).

Anything the report codes C1 or C2 must be put right so the property meets the Repairing Standard.

A new build or fully rewired property should have an Electrical Installation Certificate (EIC). The landlord won't need an EICR until 5 years after it was issued, as long as they've met their other duties.

Wales

Under the Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022, landlords must have the electrical installation tested at least every 5 years and give the contract-holder a copy of the report within 14 days of the occupation date. The home must also be kept fit for people to live in throughout the contract, which includes safe electrics.

The inspection

What's checked

The inspection covers the fixed electrics in the property, to make sure they meet the 18th edition of the Wiring Regulations (BS 7671).

It finds out whether:

• there are any electric shock risks or fire hazards
• earthing or bonding (which protect against electric shocks) is missing
• there's any defective electrical work
• any part of the installation is overloaded.

The “fixed” electrics include:

• wiring
• plug sockets
• light fittings
• fuse boxes
• air conditioning
• permanently connected equipment such as showers and extractor fans.

Appliances such as televisions, cookers, fridges, freezers, microwaves and kettles aren't part of an EICR. It's good practice for landlords to have any appliances they supply PAT tested (Portable Appliance Testing) regularly. Tenants and visitors are responsible for their own appliances.

The report

After the inspection you get the Electrical Installation Condition Report (EICR). It explains what was found and any remedial work or further investigation needed.

Each finding is given a code:

• Code 1 (C1): danger present, risk of injury. The electrician may make a C1 hazard safe before leaving. Remedial work is legally required.
• Code 2 (C2): potentially dangerous. Remedial work is legally required.
• Further investigation (FI): needs investigating without delay. This is legally required, and it's the landlord's responsibility to make sure it happens.
• Code 3 (C3): improvement recommended. Not legally required, but it will make the installation safer.

The report also lists any remedial work or further investigation needed, and the date the next inspection is due.

A landlord isn't in breach of a remedial notice if they can show they took all reasonable steps to comply, for example copies of messages with tenants and electricians while trying to arrange the work. Servicing records and earlier safety reports help too.

Scotland: PAT testing

In Scotland, the landlord's electrical inspection must also include PAT testing of any appliances the landlord provides. That includes:

• white goods such as fridges, freezers and washing machines
• brown goods such as televisions, games consoles and radios
• portable electric heaters
• kitchen appliances such as toasters, kettles and blenders
• handheld equipment such as hairdryers and irons
• any other appliance the landlord provides that isn't permanently connected to the installation (portable appliances generally have a cable and plug).

An appliance that fails must be repaired or replaced straight away. Landlords don't have to test appliances the tenant owns.

What it means for you

Landlords of rented homes in England must:

• make sure the national electrical safety standards (the 18th edition of the Wiring Regulations, BS 7671) are met
• have the installation inspected and tested by a qualified, competent person at least every 5 years, and get a report with the results and the date of the next inspection
• give a copy of the report to the existing tenant within 28 days of the inspection
• give a copy to a new tenant before they move in
• give a copy to a prospective tenant within 28 days of them asking
• give the local authority a copy within 7 days of it asking
• keep a copy to give the electrician who does the next inspection
• complete any remedial work or further investigation within 28 days, or sooner if the report says so
• give the tenant and the local authority written confirmation from the electrician that the work is done, within 28 days of finishing it.

Breaking these rules can lead to fines of up to £30,000.

The rules above are for landlords of homes. Commercial landlords still have a legal duty of care to tenants and visitors, and regular electrical inspection is how you show the installation is safe.

More landlord guides and resources