An Electrical Installation Condition Report (EICR) is the formal document that confirms whether the fixed electrical installation in a property — the wiring, consumer unit, sockets, light fittings and earthing — is safe and meets the current edition of BS 7671 (the IET Wiring Regulations). It is not an MOT-style pass/fail; instead, it grades any defects from C1 (immediate danger) through to C3 (improvement recommended), giving you a clear picture of what needs urgent attention and what can wait.
For private rental properties in England, an EICR is a legal requirement under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Landlords who fail to provide a valid EICR to tenants face fines of up to £30,000.
What an EICR Covers
The inspecting electrician will test and visually inspect:
- Consumer unit (fuse board) — condition, labelling, presence of RCDs and surge protection
- Earthing and bonding — main protective bonding to gas, water and other services; supplementary bonding in bathrooms
- Circuits — continuity and insulation resistance tests on each ring final, radial and lighting circuit
- Sockets and switches — polarity, condition, appropriate ratings
- Fixed appliances — cooker connections, shower circuits, EV charger circuits if installed
- Adequacy of wiring — whether the existing wiring type (e.g., rubber-sheathed wiring in older properties) poses a risk
The inspector will not test portable appliances (that is covered by PAT testing) and will not open up wall chases to inspect buried cable.
EICR Cost in the UK (2026)
| Property Type | Typical EICR Cost |
|---|---|
| 1–2 bedroom flat | £150–£220 |
| 3 bedroom semi-detached | £200–£280 |
| 4–5 bedroom detached | £260–£380 |
| Large HMO (per dwelling unit) | £80–£150 per unit |
| Additional remedial report | £60–£120 |
London prices tend to sit 15–25% above these figures. NICEIC and NAPIT registered electricians may charge a small premium over unregistered contractors — the extra cost is almost always worth it for the quality assurance.
Beware very cheap EICRs advertised for £99 or less for a three-bedroom house. A thorough inspection of 20–25 circuits with full insulation resistance testing typically takes three to four hours. An inspector who charges £99 is unlikely to be spending that time.
How Often Do You Need an EICR?
- Owner-occupied homes: every 10 years, or after any major rewire or extension
- Private rental properties: every 5 years, or at every change of tenancy (whichever comes first) — this is a legal minimum in England under the 2020 Regulations
- Houses in Multiple Occupation (HMOs): every 5 years — governed by the Housing Act 2004 licensing conditions
- New installations: on completion of a new build or full rewire, an Electrical Installation Certificate (EIC) is issued rather than an EICR; the first EICR is then due 10 years later
Understanding the Code Grades
| Code | Meaning | Action Required |
|---|---|---|
| C1 | Danger present — risk of injury | Immediate remedial work |
| C2 | Potentially dangerous | Urgent remedial work (usually within 28 days) |
| C3 | Improvement recommended | No urgent action, but worth addressing at next opportunity |
| FI | Further investigation required | Issue cannot be assessed without destructive investigation |
An EICR is deemed satisfactory if it contains no C1 or C2 codes. A C3 alone does not constitute a fail. If the report contains any C1 or C2 items, remedial work must be completed and a minor works certificate or a new EIC issued before the installation can be re-classified as satisfactory.
What Happens After a Failed EICR
- Obtain quotes from two or three registered electricians for the remedial work. The inspector who issued the EICR is not automatically the right person to carry out the remediation — they may quote higher because they already know the property.
- Prioritise C1 issues: these must be made safe immediately, sometimes by isolating the circuit at the consumer unit until it can be repaired.
- C2 issues should be addressed within 28 days for rental properties — this is the statutory timeframe under the 2020 Regulations.
- Once remedial works are complete, the electrician issues an Electrical Installation Certificate (EIC) or minor works certificate for the specific circuits repaired. You then have a satisfactory EICR supported by the remediation certificate.
Common remedial costs: replacing a consumer unit £500–£900; adding RCD protection to an existing board £150–£300; rewiring a single circuit £200–£500; bathroom supplementary bonding £100–£200.
Choosing a Qualified Electrician
Only electricians registered with an approved Part P competent person scheme can self-certify their own work without notifying the local authority building control. The main schemes are:
- NICEIC (National Inspection Council for Electrical Installation Contracting)
- NAPIT (National Association of Professional Inspectors and Testers)
- ELECSA
- SELECT (Scotland)
- NICEIC Domestic Installer
You can verify registration at the NICEIC or NAPIT websites. Always ask to see the electrician’s current scheme membership card. An unregistered electrician can still carry out work legally, but they must notify building control, which adds cost and delay, and may complicate property sales or insurance claims.
EICRs for Buyers and Sellers
An EICR is not a standard requirement for conveyancing, but it is becoming increasingly common for buyers to request one as part of their survey process, particularly for older properties. If you are selling a house built before 1966 (when earth wires became mandatory in socket circuits), arranging an EICR before listing can remove a potential negotiating chip and accelerate the sale.
Properties with TT earthing systems (common in rural areas on overhead supplies) require particular care — the earthing arrangements are more complex and the EICR inspector must have experience with these installations.
Summary
An EICR is a low-cost way to confirm that one of the most dangerous systems in your home is safe. For landlords it is a legal obligation; for owner-occupiers it is good practice every decade. Budget £150–£350 for a standard home, use an NICEIC or NAPIT registered inspector, and address any C1 or C2 codes promptly. Keep the certificate — you will need it for insurers, mortgage applications and future buyers.
