EICR Explained: The Complete Guide to Electrical Installation Condition Reports

What Does EICR Stand For?

EICR stands for Electrical Installation Condition Report. It is sometimes referred to by its older name, Fixed Wire Testing — the two terms describe the same underlying process, with the EICR report as the end result.

What Is an EICR?

An EICR is a documented assessment of an existing electrical installation’s condition, produced after a qualified electrician has visually inspected and electrically tested the fixed wiring and associated components. Unlike a certificate issued for brand-new work, an EICR looks at an installation that is already in use — checking it against the current edition of the wiring regulations rather than the regulations in force when it was originally installed. This is why it is also known as Fixed Wire Testing. The result is a formal written report, not a pass/fail slip: it records every observation made, assigns a code to anything that falls short of a safe standard, and gives an overall verdict of either Satisfactory or Unsatisfactory.

What Is the Purpose of an EICR?

An EICR exists to protect people and property from the two main risks a deteriorating electrical installation creates: electric shock and electrical fire. Specifically, it is used to:

• Confirm whether an installation remains safe for continued use
• Identify damage, wear, corrosion or deterioration that has developed since the installation was last inspected
• Identify defects that could cause danger, such as inadequate earthing or bonding, or the absence of RCD (residual current device) protection
• Highlight any work that does not meet the current edition of BS 7671, even if it was compliant when originally installed
• Provide documented evidence of compliance for landlords, insurers, mortgage lenders, local authorities and, where relevant, employers

What Does an EICR Test Involve?

An EICR combines a visual inspection with a series of electrical tests, carried out in a set sequence:

1. Visual inspection

The electrician examines the consumer unit, visible cabling, sockets, switches and light fittings for damage, overheating, incorrect components, or non-compliant previous work, and checks whether adequate RCD protection is in place. An outdated or overloaded consumer unit is one of the most common causes of an Unsatisfactory result, and upgrading it is often the fastest way to resolve one.

2. Dead testing

With the relevant circuit isolated, the electrician tests continuity of protective conductors, insulation resistance, and polarity, to confirm the wiring itself is sound and correctly connected.

3. Live testing

With the circuit re-energised, the electrician measures earth fault loop impedance and tests the operation of any RCDs, to confirm the installation will disconnect safely in the event of a fault.

4. Reporting and coding

Every observation is recorded against the relevant circuit, given a classification code (see below), and the report concludes with an overall Satisfactory or Unsatisfactory result, plus a recommended date for the next inspection.

How Long Does an EICR Take?

Duration depends mainly on the number of circuits, the age and accessibility of the installation, and whether the property is domestic or commercial:

Power is isolated only in short bursts while individual circuits are dead-tested, not for the full duration of the visit. Older installations, restricted access to sockets or the consumer unit, and any faults found along the way will all extend the appointment.

Who Is Responsible for Arranging an EICR?

• Landlords — under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords are legally responsible for arranging a landlord electrical safety certificate inspection at least every 5 years, providing a copy to tenants, and completing any C1, C2 or FI remedial work within the required timeframe.
• Homeowners — there is no legal duty, but a residential EICR roughly every 10 years is the standard safety recommendation for an owner-occupied property, and mortgage lenders and conveyancing solicitors frequently ask for a recent report during a sale.
• Employers and commercial premises owners — the Electricity at Work Regulations 1989 place a general duty to maintain electrical systems in a safe condition. A satisfactory commercial EICR is the standard way of demonstrating that duty has been met, typically every 5 years, or every 3 years for higher-risk premises such as industrial units.
• Managing agents and freeholders — typically responsible for arranging EICRs covering the communal electrical installation in blocks of flats.

Is an EICR a Legal Requirement?

Yes, for private landlords in England. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, an EICR became mandatory for new tenancies from 1 July 2020 and for all existing tenancies from 1 April 2021. Landlords must have the installation inspected and tested at intervals of no more than 5 years, give existing tenants a copy within 28 days and new tenants a copy before they move in, and provide a copy to the local authority within 7 days if requested. Any C1, C2 or FI finding must be remedied. Failure to comply can result in a civil penalty of up to £40,000 per breach (correct as of 1 May 2026), and an invalid or missing EICR can also prevent a landlord from successfully pursuing a Section 8 possession claim.

Scotland, Wales and Northern Ireland have their own equivalent electrical safety obligations for rented property, with some differences in scope and enforcement, so landlords letting outside England should check the specific rules that apply in that nation. For owner-occupied homes, an EICR is not a legal requirement, but it is widely recommended as good practice.

How Long Do EICR Certificates Last?

An EICR does not expire in the way a certificate with a fixed cut-off date does — it is a record of the installation’s condition at the time of inspection, together with a recommended date for the next check. In practice, that recommended interval is treated as the certificate’s validity period:

Where the report recommends a shorter interval than the standard maximum, that shorter date takes precedence.

Codes of EICR: Understanding EICR Classification Codes

Every observation on an EICR is assigned one of four codes, which determine whether the overall report is Satisfactory or Unsatisfactory:

A report with any C1, C2 or FI code is marked Unsatisfactory, and that remedial work must be carried out and, for rented property, confirmed in writing within the legal timeframe. If an FI code is raised, tracing the underlying issue is usually handled through electrical fault finding before the report can be finalised as satisfactory. A report with C3 observations only — or no observations at all — is marked Satisfactory.

Difference Between EIC and EICR

An EIC and an EICR are frequently confused, but they cover different situations and are not interchangeable:

A recent full-installation EIC — less than 5 years old and covering the entire property, such as a full rewire or new build — can sometimes satisfy a landlord’s legal obligation in place of an EICR. An EIC that only covers part of the installation does not remove the need for an EICR on the rest of the property. If there is any doubt, a full EICR is the safer option.

Purpose of an EICR: The Bigger Picture

Beyond the individual test results, the wider purpose of an EICR is risk management over the life of a property. Electrical installations degrade gradually — insulation ages, connections loosen, consumer units fall behind current safety standards — often without any visible warning sign before a fault causes a shock or a fire. A periodic EICR catches that deterioration on a predictable schedule, rather than relying on a visible fault to prompt action. For landlords this converts an open-ended safety risk into a documented, time-bound compliance process; for homeowners and businesses it provides independent, dated evidence that the property’s electrics were professionally assessed and found safe.

How Much Does an EICR Cost?

Pricing is based on property size for domestic inspections, and circuit count for commercial premises:

Domestic EICR

Commercial EICR

Prices shown are as currently published on liviosiv.co and exclude any remedial work identified during inspection. Larger commercial premises are quoted individually based on circuit count and number of distribution boards.

Services Often Booked Alongside an EICR

An EICR covers the fixed electrical installation only. It’s commonly booked together with:

• Portable Appliance Testing (PAT) — covers plug-in appliances such as kettles and portable heaters, which an EICR does not assess.
• Emergency Lighting Certificate — a separate requirement with its own renewal cycle, common in HMOs and commercial premises.
• Electrical repairs and installation — for wider fixes or upgrades beyond the specific remedial items flagged on an EICR.

Frequently Asked Questions

Do homeowners need an EICR?

There is no legal requirement for owner-occupied homes, but an EICR every 10 years is the standard safety recommendation, and buyers, conveyancers and mortgage lenders increasingly expect to see a recent report during a property sale.

What happens if a property fails an EICR (an Unsatisfactory report)?

Any C1, C2 or FI observations must be remedied. For rented property, landlords must complete the necessary work and provide written confirmation to the tenant and, if requested, the local authority, within 28 days or any shorter period stated in the report.

Is an EICR the same as a Gas Safety Certificate?

No. An EICR covers the fixed electrical installation. A Gas Safety Certificate (CP12) is a separate legal requirement covering gas appliances and pipework. Landlords typically need both.

Can a property be sold without an EICR?

An EICR is not a legal requirement for a sale in the way it is for a tenancy, but a current, satisfactory report reassures buyers and can support mortgage valuation and conveyancing, so many sellers arrange one proactively.

For a wider set of code-specific and process questions, see Liviosiv’s full EICR frequently asked questions page.

Areas We Cover in London

Liviosiv carries out EICRs across every London zone, with dedicated coverage pages for:

• Central London
• South London
• North London
• West London
• East London

Book an EICR with Liviosiv

Liviosiv carries out EICRs for landlords, homeowners and businesses, delivered by NICEIC and NAPIT registered electricians. To book an inspection or ask a question about your property’s electrical safety, contact Liviosiv on +44 204 617 8121 or contact@liviosiv.co.