EICR Explained — Electrical Condition Reports, Codes and the Landlord Rules (2026)

What Is an EICR?

EICR stands for Electrical Installation Condition Report. It is a formal periodic inspection and test of a property's fixed electrical installation — the consumer unit (fuse board), the fixed wiring, sockets, switches, light fittings and any permanently connected equipment such as an electric shower or cooker. It does not cover plug-in appliances; that is portable appliance testing (PAT), which is a separate exercise.

The EICR assesses the installation against BS 7671, the IET Wiring Regulations (currently the 18th Edition with its amendments). The inspecting electrician carries out a combination of visual inspection and dead and live testing — measuring earth continuity, insulation resistance, polarity, earth fault loop impedance and the operation of RCDs. The result is a written report that records the condition of the installation, lists any defects with a classification code, and states an overall outcome: satisfactory or unsatisfactory.

An EICR is sometimes still called by its old names — a periodic inspection, a periodic inspection report (PIR), or a "landlord electrical safety certificate". They all refer to the same document.

The Observation Codes: C1, C2, C3 and FI

Every defect found during the inspection is recorded as an observation and given a classification code. These codes are the heart of the report — they determine whether it passes, and they tell the duty holder how urgently each item must be dealt with. There are four codes.

C1 — Danger Present

A C1 means danger is present and there is a risk of injury. Immediate action is required. An example of a C1 would be exposed live conductors that can be touched, or a damaged accessory exposing live parts. When an inspector finds a C1, they should make the situation safe before leaving site where they can — for example by isolating the affected circuit — and inform the person ordering the work straight away. Any C1 makes the report unsatisfactory.

C2 — Potentially Dangerous

A C2 means the defect is potentially dangerous. There is no immediate danger as found, but it could become dangerous — for example under fault conditions or if the circuit is loaded. A missing earth connection, an inadequate earthing or bonding arrangement, or a circuit with no RCD protection where one is now required are typical C2 items. Urgent remedial action is required. Any C2 makes the report unsatisfactory.

C3 — Improvement Recommended

A C3 means improvement is recommended. The installation is not dangerous and complies with the standard that applied when it was installed, but it would be safer if brought up to current practice. A common example is the absence of RCD protection on a circuit that was compliant when installed but would now be fitted with one. Importantly, a C3 does not make a report unsatisfactory. You do not have to act on a C3, though it is sensible to consider it.

FI — Further Investigation Required

FI means further investigation is required without delay. The inspector has found something that may be a problem but cannot determine its severity within the scope of the inspection — for instance a test result that does not add up and needs the circuit traced or opened up. An FI is treated with the same urgency as a C1 or C2: any FI makes a report unsatisfactory until the investigation has been completed and the issue resolved or reclassified.

Satisfactory vs Unsatisfactory

The overall outcome is simple to read once you understand the codes. A report is marked unsatisfactory if it contains any C1, C2 or FI observation. It is marked satisfactory only if there are no C1, C2 or FI items — a report can still be satisfactory while carrying one or more C3 recommendations, because C3s do not affect the outcome.

If a report comes back unsatisfactory, the dangerous and potentially dangerous items (the C1s, C2s and FIs) must be put right. Once the remedial work is done, the electrician issues a separate certificate for that work and provides written confirmation that the defects have been addressed — bringing the installation back to a satisfactory state. A C3 can be left as it is; acting on it is a recommendation, not a requirement.

The Landlord Legal Requirement

Since the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force, an EICR is no longer optional for most rented homes in England. Private landlords have a clear set of duties. They must:

• Have the electrical installation inspected and tested by a qualified person at least every 5 years, and sooner if the previous report specifies a shorter interval
• Obtain a report (an EICR) confirming the outcome and giving the date of the next inspection
• Supply a copy of the report to existing tenants within 28 days, and to new tenants before they move in
• Provide a copy to the local authority within 7 days if requested
• Where the report is unsatisfactory, carry out the necessary remedial or further investigative work — the C1, C2 and FI items — within 28 days (or sooner if the report states), and supply written confirmation to the tenant and the local authority

Enforcement sits with local councils, which can arrange remedial work themselves if a landlord fails to act and can impose financial penalties of up to £30,000 for breaches. The rules apply to most assured shorthold and licence-to-occupy tenancies in England; there are limited exemptions (for example social housing, lodgers sharing with the landlord, and long leases).

Note that this is England-specific. Scotland and Wales have their own electrical safety frameworks for the rented sector — Scotland has required periodic electrical inspections in private lets for some years, and Wales sets its own standards through its renting legislation. A landlord or electrician working across borders should check the rules that apply in the relevant nation rather than assuming the English regulations carry over.

How Often Should an EICR Be Done?

The 5-year rule is a legal maximum for rented homes, but recommended inspection intervals vary by property type and use. The inspecting electrician sets the recommended date for the next inspection on the report itself, and may shorten it where the installation is older, heavily used or in a harsh environment. As a general guide:

• Owner-occupied homes: roughly every 10 years, or on change of occupancy
• Rented homes: at least every 5 years (the legal requirement in England), or on change of tenancy where recommended
• Commercial premises: typically every 5 years
• Industrial installations: often every 3 years
• Higher-risk and special locations (such as swimming pools, agricultural premises and some licensed venues): more frequently — sometimes annually

These are guidance figures drawn from established industry practice. The electrician's judgement on the report takes precedence, and a change of occupancy is always a sensible trigger for a fresh inspection regardless of the calendar.

Who Is Qualified to Carry Out an EICR?

An EICR must be done by a competent person — an electrician with the right qualifications, experience and test equipment, and ideally registration with a recognised competent person scheme. The regulations refer to a "qualified and competent person" without naming a single certificate, but in practice the expectations are well established.

The electrician should hold a recognised inspection and testing qualification — most commonly the City & Guilds 2391 (Inspection and Testing) or its equivalent — on top of a core electrical qualification and a current edition of BS 7671. They should be registered with a scheme such as NICEIC, NAPIT, ELECSA or STROMA, which provides assessment, oversight and a route for the customer to raise concerns. They also need calibrated test instruments: an installation tester capable of insulation resistance, loop impedance and RCD testing.

For landlords, choosing a scheme-registered electrician is the simplest way to satisfy the "qualified and competent" requirement and to have a paper trail if a council ever asks. Ask to see the registration and confirm it covers periodic inspection and testing, not just installation work.

Typical EICR Pricing in 2026

Pricing is driven mainly by the number of circuits, which broadly tracks property size, plus access, age of the installation and region. An EICR is priced as a fixed-fee inspection; any remedial work that follows an unsatisfactory result is quoted separately. The figures below are typical 2026 ranges across the UK — expect the higher end in London and the South East and for older or larger installations.

• 1-bed flat or small property: £120–£180
• 2–3 bed house: £150–£250
• 4–5 bed house: £250–£400
• Larger or commercial premises: £400+, priced per circuit or by survey

For electricians, the temptation is to compete purely on the headline EICR price. A better approach is to quote the inspection at a fair fixed fee and be transparent that remedial work, if any C1, C2 or FI items are found, will be priced separately once the report is complete. Landlords value a clear, scheme-registered report with a sensible next-inspection date far more than the cheapest possible number.

EICR vs EIC — Knowing the Difference

The two documents are easy to confuse but serve different purposes. An EICR (Electrical Installation Condition Report) records the condition of an existing installation at a point in time. It is a periodic check — nothing has necessarily been changed; the electrician is reporting on what is already there.

An EIC (Electrical Installation Certificate) is issued for new work — a new installation, a rewire, a new circuit or a consumer unit replacement. It certifies that the new work has been designed, installed, inspected and tested to BS 7671 and is safe to use. A smaller piece of additional work to an existing circuit may instead be covered by a Minor Electrical Installation Works Certificate (MEIWC).

In short: if you are reporting on the state of wiring that already exists, you produce an EICR. If you have just carried out new electrical work, you issue an EIC (or a minor works certificate). When remedial work follows an unsatisfactory EICR, the electrician issues the appropriate EIC or minor works certificate for the work done, alongside written confirmation that the previously recorded defects have been put right.

Quick Reference: EICR Codes and What They Mean