An EICR (Electrical Installation Condition Report) is a formal inspection and test of the fixed electrical installation in a property – the wiring, consumer unit, sockets, switches, light fittings and permanently connected equipment. A qualified electrician checks whether the installation is safe to keep using and records any defects using standard codes. For private landlords in England it is a legal requirement at least every 5 years; for homeowners it is strongly recommended.
If you have just been asked for an “electrical certificate” by a letting agent, a buyer’s solicitor or your insurer, an EICR is almost certainly what they mean. This guide explains what the report is, what happens during the inspection, and what to do with the result.
EICR meaning: what the report actually is
Electrical installations deteriorate. Cables age, connections loosen, accessories get damaged, and DIY alterations creep in over the years. An EICR is a snapshot of the installation’s condition on the day it is inspected, measured against the current edition of the IET Wiring Regulations, BS 7671.
It is worth being clear about what an EICR is not:
- It is not an installation certificate. New work, such as a new circuit or a consumer unit replacement, gets an Electrical Installation Certificate (EIC) or Minor Works Certificate instead.
- It is not a design check of every cable route behind the walls. The inspection is sampled and non-invasive, so it does not involve lifting every floorboard.
- It does not cover portable appliances. Plug-in items are covered by PAT testing, which is a separate service.
- It is not a gas safety check. Gas appliances need a separate Gas Safe inspection.
What does an EICR inspection involve?
The visit has two parts: a visual inspection and a series of electrical tests.
Visual inspection
The electrician looks at the consumer unit (fuse board), the condition of accessories such as sockets and switches, visible cabling, earthing and bonding connections to gas and water pipes, signs of overheating or burning, and whether the installation is suitable for the way the property is now being used. Bathrooms and other special locations get particular attention.
Testing
Each circuit is then tested with calibrated instruments. Typical tests include:
- Continuity of protective conductors and ring final circuits
- Insulation resistance, to find breakdown in cable insulation
- Polarity, to confirm switches and fuses are in the line conductor
- Earth fault loop impedance, to check protective devices will disconnect quickly enough in a fault
- RCD operation, to confirm residual current devices trip within the required time
Because circuits have to be isolated for some of these tests, the power will be off at points during the visit. It helps to let tenants know in advance and to make sure the consumer unit and as many rooms as possible are accessible.
What is in the finished report?
The report records details of the property and installation, the extent of the inspection and any limitations (for example, rooms that could not be accessed), the test results for every circuit, and a list of observations. Each observation is given a code:
| Code | Meaning |
|---|---|
| C1 | Danger present – immediate action required |
| C2 | Potentially dangerous – urgent remedial action required |
| C3 | Improvement recommended |
| FI | Further investigation required without delay |
If any C1, C2 or FI is recorded, the overall result is Unsatisfactory. C3 items on their own do not cause a fail. We cover each code in detail in EICR codes explained, and what to do after a fail in unsatisfactory EICR: what happens next.
The report also states a recommended date for the next inspection. That date can be sooner than the standard interval if the electrician has concerns about the installation’s condition.
Who needs an EICR?
Private landlords
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must have the installation inspected and tested by a qualified and competent person at least every 5 years, or sooner if the report says so. A copy must go to existing tenants within 28 days, to new tenants before they move in, and to the local housing authority within 7 days if requested. Councils can fine up to £30,000 per breach. Our guide to landlord electrical safety regulations covers the full set of duties.
Social landlords
The same duties have been extended to the social rented sector. They apply to new social tenancies from 1 December 2025, and to existing social tenancies from 1 May 2026, with all installations needing to have been inspected by 1 November 2026. See our social housing EICR deadline guide.
Homeowners
There is no legal requirement for owner-occupiers, but IET guidance recommends an inspection at least every 10 years, and when you buy or sell a home. An EICR is also sensible before major renovation work, if the property has old wiring, or if you notice warning signs like scorch marks, buzzing sockets or frequent tripping.
Businesses
Employers have a duty to maintain electrical systems in a safe condition, and periodic inspection is the usual way to demonstrate this. Shops and offices are typically inspected every 5 years. We cover this on our commercial EICR page.
Which standard is an EICR assessed against?
EICRs are assessed against the current version of BS 7671. Amendment 4 to the 18th Edition (BS 7671:2018+A4:2026) was published on 15 April 2026, and the previous version is withdrawn on 15 October 2026. From then, inspections are assessed against A4. An installation that met the rules when it was put in does not automatically fail because the standard has moved on – the electrician judges whether each issue is actually dangerous. More on this in our BS 7671 Amendment 4 guide.
How to prepare for an EICR
- Make sure the electrician can reach the consumer unit and every room, including lofts and cupboards where possible.
- Tell tenants the power will be off intermittently, and ask them to save work and switch off computers.
- Have any previous EICR or installation certificates to hand – they help the electrician understand the installation.
- Mention any known issues, such as a circuit that trips or a socket that feels warm.
Getting an EICR in London and the Home Counties
Polarity Electrics is an NICEIC Approved Contractor carrying out EICRs across all of London, Hertfordshire, Essex, Surrey, Buckinghamshire, Berkshire, Cambridgeshire and Bedfordshire. Prices start from £79 for a studio flat, with no call-out charge, and the digital certificate is emailed the same day with photos of any observations and a clear remedial cost breakdown if anything needs fixing. You can read more on our EICR London page or check what an EICR costs.
Same-day and next-day appointments are often available. Book online or call us 24/7 on 0203 908 4790.
Frequently asked questions
What does EICR stand for?
EICR stands for Electrical Installation Condition Report. It is a formal report on the safety and condition of the fixed electrical installation in a property, produced after inspection and testing by a qualified electrician.
Is an EICR a legal requirement?
For private landlords in England it is. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require the installation to be inspected and tested at least every 5 years, and the duty has been extended to the social rented sector. Homeowners are not legally required to have one, but it is recommended at least every 10 years.
How long does an EICR take?
A typical flat or small house usually takes a few hours, while larger homes with more circuits take longer. The electricity will be switched off for parts of the visit while circuits are tested.
Is an EICR the same as PAT testing?
No. An EICR covers the fixed installation such as wiring, sockets, lights and the consumer unit. PAT testing covers portable appliances that plug in, such as kettles and lamps.