EICR questions, answered

What is an EICR?

An Electrical Installation Condition Report (EICR) is a formal inspection and test of a property's fixed electrical installation — the consumer unit (fuse board), wiring, sockets, switches, lights and fixed appliances. The electrician checks it against the current wiring regulations (BS 7671) and records whether it is safe for continued use, coding anything that needs attention.

Is an EICR the same as an electrical safety certificate?

Usually, yes. When people — letting agents included — ask for a "landlord electrical safety certificate" or an "electrical certificate", they normally mean an Electrical Installation Condition Report (EICR). Strictly, an EICR is a report on the condition of an existing installation rather than a certificate. Certificates are issued for new work: an Electrical Installation Certificate (EIC) for a new installation, a new circuit or a consumer unit replacement, and a Minor Works certificate for smaller jobs.

What does an EICR check?

An EICR covers the fixed electrical installation: the consumer unit (fuse board), wiring, sockets, switches, light fittings and fixed appliances such as cookers and electric showers. The electrician inspects it for damage, wear and overheating, checks the earthing and bonding, and tests every circuit — continuity, insulation resistance, polarity, earth fault loop impedance and RCD operation. It doesn't cover portable appliances (that's PAT testing), and anything that can't be reached is listed on the report as a limitation.

What's the difference between an EICR, an EIC and PAT testing?

An EICR checks the condition of an existing installation. An Electrical Installation Certificate (EIC) is issued when new electrical work is installed, such as a new consumer unit or circuit. PAT testing checks portable appliances — kettles, lamps, extension leads — rather than the fixed wiring.

How long is an EICR valid for?

Every EICR states the date the next inspection is due, and that date is what counts. For a rented home it's five years at most, or sooner if the report says so. For your own home, IET guidance suggests every ten years, and every five years for business premises. The electrician can recommend a shorter interval if the age or condition of the installation calls for it.

Is an EICR a legal requirement for homeowners?

No. The legal duty to have the electrics inspected applies to landlords, not to people living in their own homes. It's still worth having one: IET guidance recommends an inspection every ten years for an owner-occupied home, and an EICR is a sensible check when you buy, before a renovation, or if you notice warning signs such as tripping switches, scorch marks or flickering lights.

Do I need an EICR to sell my house?

It isn't a legal requirement for a sale in England and Wales. But the TA6 property information form that sellers complete asks about electrical work and certificates, and asks directly whether the property has an EICR. Buyers, surveyors and solicitors increasingly ask for one, and a recent satisfactory report can help you avoid last-minute renegotiation.

Do I need an EICR for a mortgage?

Not as a rule of law — an EICR isn't a legal requirement for buying or selling a home in England and Wales. Lenders set their own conditions, so check with your lender or broker if you're unsure. If a valuer or surveyor flags the electrics, an EICR is a clear way to find out what, if anything, needs doing — and what it's likely to involve — before you commit.

Does a new-build home need an EICR?

Usually not straight away. A new installation comes with an Electrical Installation Certificate (EIC), which confirms it was installed and tested to BS 7671 and states when it should first be inspected. An EICR checks an existing installation, so you'd book one when that date comes round, or when you buy the home later on. If you let a new-build, keep the EIC safe: the planned private rented sector database is expected to ask for each property's current EICR or EIC.

How often does a business need an EICR?

IET guidance recommends inspecting business premises every five years, and each report states the date of the next inspection — which can be sooner, depending on how the premises are used and the condition of the installation. Your insurer, landlord or lease may set requirements of its own too, so it's worth checking those. We quote for commercial EICRs after a short call about your premises.

What is PAT testing?

PAT testing — portable appliance testing — is the "in-service inspection and testing" of electrical equipment described in the IET Code of Practice. Each appliance that plugs in, from kettles and microwaves to lamps and extension leads, gets a visual inspection and the electrical tests that suit it, then a pass or fail label. You receive a register of everything tested. It's separate from an EICR, which covers the fixed wiring, but the two are easy to book together.

Does replacing a consumer unit need Building Control?

Yes — replacing a consumer unit in a home is notifiable building work under Part P of the Building Regulations. It can be self-certified by an electrician registered with a competent person scheme, certified by a registered third-party certifier, or notified to Building Control with a building notice before the work starts. We use the building notice route: we notify Building Control before we begin, and you get an Electrical Installation Certificate when the work is done.

Which areas do you cover?

All 32 London boroughs and the City of London, from Hillingdon in the west to Havering in the east. Enter your postcode when you get your price and we'll confirm straight away whether you're in our area. If you're just outside, call us on 07301 010244 and we'll tell you whether we can help.

Do you cover my postcode?

If you're in any of the 32 London boroughs or the City of London, yes. Enter your postcode when you get your price and the booking form tells you straight away whether it's in our area. If you're just outside, we'll let you know when we call to confirm — or call us on 07301 010244 and ask before you book.

Are you insured?

Yes. EICR London Pro is a trading name of Baharash Electrical Contractor Ltd, a company registered in England and Wales, and our work is covered by £5m public liability insurance. Every inspection is carried out to BS 7671, the UK wiring regulations, and nothing is booked until we've called to confirm the details with you.

How much does an EICR cost in London?

Our EICRs start at £90 inc VAT (£75 + VAT) for a studio, one or two-bedroom flat with one consumer unit. Larger homes, HMOs and properties with extra fuse boards cost more, because there's more to test. Our price checker shows the price wherever one is set; anything marked "confirmed on booking" is agreed with you on the phone before anything is arranged. Remedial work is always quoted separately.

How much is an EICR for a house?

Houses are priced by the number of bedrooms and consumer units, because bigger homes have more circuits to test. Our from price of £90 inc VAT is for a studio, one or two-bedroom flat with one consumer unit. Put your details into our price checker: where a price is set you'll see it straight away, and where it says "confirmed on booking", we agree the price with you on the phone before anything is arranged.

Do your prices include VAT?

We show both. Homeowner and landlord prices lead with the total including VAT (for example £90), with the price before VAT alongside (£75 + VAT). Business customers who can reclaim VAT usually work from the ex-VAT figure. Either way, you agree the price before anything is booked, and if something about the property changes it, we tell you before we start.

When and how do I pay?

There's no payment online. Booking on our website is a request: we call you to confirm the details, the price and how to pay before anything is arranged. If the property turns out to be different from what you told us — more consumer units, for example — we tell you the new price before we start, and you can choose not to go ahead.

Can I change or cancel my booking?

Yes — just call or email us. Your booking request is confirmed by phone, and we'll always try to rearrange the visit around you. If you book as a consumer, you can also cancel within 14 days of us confirming the booking, without giving a reason. If you asked us to visit within those 14 days, you pay only for the work done before you cancelled.

How much does remedial work cost?

It depends entirely on what the report found — replacing a cracked socket and replacing a consumer unit are very different jobs — so we don't publish a price list. Instead, we price each item on your report separately and give you a fixed quote before any work starts, including the certificates and any Building Control notification. You're under no obligation to accept it, and you can use any qualified electrician.

How much does PAT testing cost?

PAT testing is priced per appliance, so the total depends on how many items you have. Tell us roughly how many when you book — you can add PAT testing to an EICR in the booking form — and you'll know the total before anything is arranged. Where the price isn't shown online, we confirm it on the phone first. Adding it to your EICR visit also saves arranging a second appointment.

How much does emergency lighting testing cost?

It depends on the number of fittings and exit signs, the type of system, how easy the fittings are to reach, and whether the test needs to happen out of hours. Tell us about the building — a plan or your fire risk assessment helps — and we'll give you a fixed quote before anything is booked. Any failed batteries or fittings are quoted separately, with no obligation to use us.

How long does an EICR take?

A small flat usually takes a few hours; larger houses and HMOs take longer, because there are more circuits to test. The power is switched off for short periods while circuits are tested, so it's worth letting anyone at home know in advance. When we call to confirm your booking, we'll give you an idea of timing for your property.

Do I need to be there for the inspection?

No. As long as someone can let us in — a tenant, neighbour, agent or concierge — and we can reach the consumer unit, you don't need to be present. Tell us who to contact and we will arrange access with them.

Will the power be switched off?

Yes, for short periods while each circuit is tested. We tell you before anything is switched off and restore power as soon as each test is done. Let us know about anything that must stay on, such as medical equipment.

How do I prepare for an EICR?

Make sure we can reach the consumer unit and get into every room, including any that are usually locked. Move furniture away from sockets where you can. Tell anyone at home that the power will go off for short periods, and let us know about anything that must stay on, such as medical equipment. If you have a previous EICR, send it to us — it helps the electrician. Anything we can't reach is recorded on the report as a limitation.

Can I get an EICR on the same day?

We can't promise a visit on a particular day, because it depends on the diary and where you are in London. The quickest way to find out is to pick the earliest preferred date in the booking form, or call us on 07301 010244 — we'll tell you the earliest appointment we can offer before anything is booked. If you're working to a deadline, such as a tenancy start or a council request, tell us when you get in touch.

Will emergency lighting testing disrupt my building?

We plan it to keep disruption low. The test switches the emergency lights to battery — with a test key switch where there is one, or by switching off the lighting circuit that feeds them, in which case some normal lights go off during the test. After a full-duration test the batteries need time to recharge, so we plan the test for a quiet time, or when the building is empty or lightly used.

What do C1, C2, C3 and FI mean?

C1 means danger present — immediate action is needed. C2 means potentially dangerous — urgent remedial work is required. C3 means improvement recommended — it does not fail the report. FI means something needs further investigation. Any C1 or C2 makes the report unsatisfactory; on the latest report forms FI is advisory, while older-format reports also count an FI as unsatisfactory.

Does a C3 fail an EICR?

No. C3 means "improvement recommended" — part of the installation doesn't meet today's standard, but it isn't considered unsafe. A report is only unsatisfactory if it has a C1 or C2 (and, on older-format reports, an FI). Landlords don't have to deal with C3s within 28 days, but they're worth planning for, especially if other electrical work is happening anyway.

What happens if my EICR is unsatisfactory?

Any C1 or C2 observation makes the report unsatisfactory (on older-format reports, an FI does too). We explain each item and quote for the remedial work — you are free to use any qualified electrician. For rented homes the work, and any further investigation the report asks for, must be done within 28 days (or sooner if the report says so), and you need written confirmation of the work for your tenants and the council.

What happens if you find something dangerous?

If we find a C1 — danger present — we tell you straight away and, with your agreement, make it safe, usually by switching off the affected circuit. We explain what we found before we leave, and it's recorded on the report. A C2 is potentially dangerous rather than an immediate danger, but it still needs urgent remedial work. We quote for anything that needs fixing, with no obligation to use us.

How do I get my report?

We email your EICR as a PDF once it has been completed and checked. If anything needs fixing, the report and our quote explain what, why and how urgently. Keep the PDF somewhere safe: landlords must give copies to their tenants and may need to send one to the council.

How do I read an EICR?

Start with the summary: it says whether the installation is satisfactory or unsatisfactory overall. Then look at the observations — each problem found, with its code (C1, C2, C3 or FI) — and the recommended date of the next inspection. The later pages hold the detail: the supply and earthing, a checklist of everything inspected, and the test results for every circuit. Our sample report page shows a full example, and we're happy to talk you through yours.

Will an old fuse box fail an EICR?

Not automatically. An EICR codes what the electrician finds, not the age of the board. An old fuse box in good condition may only get a C3 (improvement recommended), which doesn't make the report unsatisfactory. It becomes a C1 or C2 if there's a real safety problem — damage, overheating, or circuits without protection they need. Either way, we explain what the code means and whether replacing the board is the right fix.

Do I need a new consumer unit?

Not necessarily. An older board isn't automatically unsafe, and sometimes a smaller job — such as adding RCD protection to particular circuits — deals with the problem. Replacement makes sense when your EICR finds a C1 or C2 that a new board is the right fix for, when you still have fuse wire and no RCD protection, or when you're adding circuits the board can't take. It's notifiable work, so we notify Building Control before we start.

Do I have to use you for the remedial work?

No. You're free to use any qualified electrician for remedial work, whoever carried out the inspection. We'll explain each item on the report in plain English and give you a fixed quote, item by item, so you can compare. If you're a landlord, make sure whoever does the work gives you written confirmation that it's done, so you can send it with the report to your tenants and the council within 28 days.

What certificate do I get after electrical work?

It depends on the job. A new installation, a new circuit or a consumer unit replacement gets an Electrical Installation Certificate (EIC). Smaller jobs that don't add a circuit — replacing a damaged socket or adding a light, for example — get a Minor Electrical Installation Works Certificate. Landlords can pass these on as written confirmation that remedial work is done. An EICR is different: it reports on the condition of the whole existing installation.

What are the electrical safety rules for landlords?

Under the Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020, landlords must have the electrical installation inspected and tested by a qualified person at least every five years, give tenants a copy of the report, send it to the council within seven days if asked, and complete any required remedial work within 28 days (or sooner if the report says so). Councils can impose fines of up to £40,000.

How often do I need an EICR?

Landlords in England need one at least every five years, or sooner if the last report says so. For your own home, IET guidance recommends an inspection every ten years, and every five years for business premises — and it's sensible to have one when you buy a home. Every report states the recommended date of the next inspection.

Do I need a new EICR for each new tenant?

No. If your current EICR is less than five years old and nothing on it is outstanding, it still covers the property — just give the new tenant a copy before they move in. You'll need a new inspection by the date shown on the report, which is five years at most, or sooner if the report says so.

Do HMOs need an EICR?

Yes. HMOs are covered by the same electrical safety regulations as other private lets, so the installation must be inspected and tested at least every five years, and councils usually ask for a current EICR with an HMO licence application. HMOs have more circuits and shared areas, so we confirm the price for your property before you book.

Do I need an EICR for an HMO licence?

In practice, yes. Councils commonly ask for a current EICR with an HMO licence application or renewal, and a rented HMO needs one anyway under the 2020 electrical safety regulations. Licensing is mandatory for HMOs let to five or more people forming two or more households, and some London councils license smaller HMOs too. Every licence also requires you to keep the appliances you supply safe, and to give the council a declaration about them if asked.

Who pays for an EICR — the landlord or the tenant?

The legal duty sits with the landlord, so the landlord (or their letting agent) arranges and pays for the EICR and any remedial work the report requires. Tenants just need to let the electrician in at the agreed time — we arrange a time with them directly, so the landlord doesn't have to be there. If you're a tenant and haven't seen a report for your home, ask your landlord for a copy.

What if my tenant won't let the electrician in?

Keep trying, and keep records. Offer several dates in writing, explain why the inspection is needed, and keep copies of every letter, email and message. The regulations give landlords a defence if they took all reasonable steps to comply — and a written record of refused or missed appointments is how you show that. We're happy to rearrange around your tenant, and to explain to them what the visit involves.

Do I have to send my EICR to the council?

Only if the council asks for it in writing — then you must send a copy within seven days. The exception is remedial work: once any work or further investigation the report required is finished, you must send written confirmation, with the report, to your tenants and the council within 28 days. Tenants get a copy of every report too: existing tenants within 28 days of the inspection, and new tenants before they move in.

What are the fines for landlords who don't have an EICR?

Councils can impose a financial penalty of up to £40,000 for breaching the electrical safety regulations — the cap rose from £30,000 on 1 November 2025. They can also serve a remedial notice giving you 28 days to put things right, and arrange urgent work themselves, with the tenant's consent, recovering the cost from you. Landlords have a defence if they took all reasonable steps to comply, so keep records of every inspection and every attempt to arrange one.

Has the Renters' Rights Act changed the EICR rules?

Not the rules themselves. On 1 May 2026 assured shorthold tenancies became assured periodic tenancies and section 21 ended, but the scope of the electrical safety regulations didn't change. What's coming is the private rented sector database: it's planned to open for London landlords on 15 July 2027, and each property entry is expected to need its current EICR (or EIC) and expiry date. Keep your report somewhere you can find it.

What smoke and carbon monoxide alarms does a rented home need?

Since 1 October 2022, private and social landlords in England must fit a smoke alarm on each storey with living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance, such as a gas boiler or a wood-burning stove (gas cookers are the exception). Alarms must be checked on the first day of each new tenancy, and repaired or replaced promptly once you're told they're faulty. Councils can impose a penalty of up to £5,000.

Do landlords need PAT testing?

If you let an HMO, your licence requires you to keep the electrical appliances you supply safe, and to give the council a declaration about their safety if it asks — a PAT register is the simplest way to back that up. For other furnished or part-furnished lets, PAT testing is a sensible way to show the appliances you provide were checked, ideally at the start of each tenancy. It's easy to add to your EICR visit.