EICR Explained: Electrical Installation Condition Reports for Landlords and Electricians

The Electrical Installation Condition Report (EICR) — sometimes still called a Periodic Inspection Report (PIR) — is the formal document produced after a thorough inspection and testing of an existing electrical installation. Since 2020, EICRs have been mandatory for all private rented properties in England, creating significant ongoing demand for qualified electricians. Understanding what an EICR involves, how long it takes, what the classification codes mean, and what landlords are required to do with the results is essential for any electrician offering this service.

What Is an EICR?

An EICR is a formal assessment of the safety and condition of an electrical installation against the current edition of BS 7671 (IET Wiring Regulations). It does not test whether the installation meets current standards as if it were newly installed — older installations are not automatically condemned for not meeting 18th Edition requirements. The assessment is whether the installation is safe in its current condition, and where departures from current standards represent an actual danger or potential hazard.

An EICR should identify:

• Any defects that represent a danger to persons or property
• Any defects likely to become dangerous in the near future
• Any departure from current regulations that is a genuine safety concern
• Any evidence of damage, deterioration, or improper modification
• Whether the existing installation is adequate for the current use of the property

Who Can Carry Out an EICR?

An EICR must be carried out by a "competent person" — defined in the context of the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 as a person who holds a qualification from a recognised body demonstrating competence in the inspection and testing of electrical installations.

In practice, competence is demonstrated by:

• Registration with a competent person scheme (NIC EIC, NAPIT, NICEIC, ELECSA) with periodic inspection and testing on the scope of accreditation
• A relevant City & Guilds qualification — typically 2391 (Inspection and Testing), 2394 (Initial Verification), and 2395 (Periodic Inspection) or the combined 2396 qualification
• Sufficient practical experience to make professional judgements on the condition of installations

Not every electrician is competent to carry out EICRs — first-year apprentices and those without inspection and testing qualifications should not conduct EICRs, even if they are otherwise skilled electrical workers.

EICR for Private Rented Properties: The Legal Framework

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require:

• A valid EICR must be obtained before a new tenancy begins (from 1 July 2020 for new tenancies, and from 1 April 2021 for all existing tenancies)
• The EICR must be carried out at intervals not exceeding 5 years
• A copy of the current EICR must be provided to existing tenants within 28 days of request, and to new tenants before they move in (or within 28 days for existing tenants)
• A copy must be provided to the local housing authority on request within 7 days
• If the EICR reveals a Code 1 or Code 2 observation, remedial work must be carried out within 28 days (or less if the electrician specifies)
• After remedial work, a further report or written confirmation from the electrician is required to confirm the work has been completed

Equivalent legislation exists in Scotland (Housing (Scotland) Act 2014 — 5-year inspection requirement) and Wales (Renting Homes (Wales) Act 2016).

The EICR Inspection and Testing Process

Preparation

• Obtain as-built drawings and previous electrical test certificates if available
• Identify the type of earthing system (TN-S, TN-C-S/PME, TT)
• Record the prospective short circuit current (PSCC) at the origin using a loop impedance tester or dedicated PSCC meter
• Record the earthing and bonding arrangements
• Assess the installation's general condition visually before any testing

Visual Inspection

A significant proportion of the EICR is visual — checking for:

• Correct identification and labelling of circuits in the consumer unit
• Correct selection and condition of protective devices (MCBs, fuses, RCDs)
• Presence and condition of the main earthing and bonding conductors
• Condition of accessories (sockets, switches, light fittings) — signs of damage, overheating, DIY modifications
• Cables — adequate support, protection from mechanical damage, correct identification, no signs of deterioration
• Presence of RCD protection where required
• Correct use of IP-rated equipment in bathrooms and outdoor areas
• Signs of overloaded circuits (melted cable insulation near accessories, scorch marks)
• Any additions or modifications that appear substandard

Electrical Testing

Testing follows a defined sequence per BS 7671 Appendix 6 and GN3 (Guidance Note 3 — Inspection and Testing):

1. Continuity of protective conductors — using a low-resistance ohmmeter. Every circuit's CPC (circuit protective conductor) is tested from the consumer unit to the furthest point of the circuit, verifying the earth path is intact.
2. Continuity of ring final circuit conductors — for ring circuits, the ring is tested to confirm it is a true ring and that the cross-connections at each socket are correct (not a figure-of-eight or spurred ring).
3. Insulation resistance — a 500V DC test between live conductors and earth (with all loads disconnected). Minimum pass value is 1MΩ per circuit. Low insulation resistance indicates degraded cable insulation, moisture ingress, or connected loads that weren't disconnected before testing.
4. Polarity — confirming that all single-pole switches are in the line (live) conductor, centre-pin of ES lamp holders is connected to line, and socket outlets are correctly wired (line on right, neutral on left for BS1363 sockets).
5. Earth fault loop impedance (Ze and Zs) — Ze is the external loop impedance (measured at the origin); Zs is the total loop impedance at the furthest point of each circuit. Zs must be low enough to allow protective devices to disconnect within the required time in the event of a fault (per BS 7671 Chapter 41).
6. RCD operation — each RCD is tested at 100%, 50%, and 5× its rated tripping current to verify correct operation and tripping time. The 30mA test at 100% must trip within 300ms; at 5× (150mA) it must trip within 40ms.
7. Prospective fault current — confirmed at the origin and at distribution boards.

EICR Observation Classification Codes

Every observation recorded on an EICR must be assigned a classification code. The codes determine the urgency of remedial action:

Overall EICR Outcome

The overall EICR is classified as either:

• Satisfactory — no C1 or C2 observations. C3 observations may be present. The installation is safe in its current condition.
• Unsatisfactory — one or more C1 or C2 observations present. Remedial work required.

A "Satisfactory" outcome does not mean the installation is perfect or fully compliant with current standards — it means it is safe for continued use.

Common EICR Observations in Older Properties

The most frequently encountered issues in pre-2000 UK housing stock:

• No RCD protection (C3 or C2 depending on application) — older properties with fuse boards or early MCB boards typically have no RCD protection. Installing a new consumer unit with RCBO per circuit is the usual remedy.
• No main equipotential bonding (C2) — missing earth bonding to gas and water services. Easy to rectify: run 10mm² green/yellow cable to bonding clamps on gas meter outlet and main water pipe.
• Old rubber or fabric-insulated wiring (C2 or C1 if deteriorated) — pre-1960s wiring uses rubber insulation which degrades with age, becoming brittle and cracking. Full rewire is typically required.
• Inadequate earthing (TT system without RCD) (C1/C2) — TT installations with no earth electrode or a failing electrode, and no RCD protection, represent a genuine hazard. RCD installation and earth electrode test are required.
• Damaged accessories (C1 if live parts exposed, C2 if cracked) — cracked or broken socket faceplates, damaged switches. Individual replacement as required.
• Undersized earthing conductor (C2) — common in older properties where the earth conductor in T&E is undersized for the current installation. If circuits have been uprated (e.g., a 1.0mm² circuit rewired to 2.5mm²) but the CPC not matched, the earth may be inadequate.
• Missing circuit identification (C3) — unlabelled circuits in the consumer unit. Label all circuits.

Recommended Inspection Intervals

Test Instruments Required

To conduct an EICR professionally you need:

• Multifunction installation tester — combines insulation resistance, continuity, loop impedance, RCD testing, and PSCC measurement in one instrument. Brands: Megger, Fluke, Kewtech, Martindale
• Two-pole voltage tester — for safe proving dead and live testing
• Clamp ammeter — for measuring actual circuit load without breaking the circuit
• Inspection lamp and torch — for visual inspection in poor lighting
• Appropriate screwdrivers and insulated tools for opening accessories and panels

All test instruments must be calibrated and within calibration period. Calibration certificates should be available for inspection.

Products from APM

APM Electrics Plumbing stocks a wide range of electrical accessories for remedial work following EICRs — consumer units, MCBs, RCBOs, socket outlets, wiring accessories, and cable. Browse our electrical collection for the components you need for EICR remedial projects.

Summary

• EICRs are mandatory every 5 years for all private rented properties in England — a significant and growing market for qualified electricians
• Only competent persons with relevant inspection and testing qualifications (C&G 2391/2394/2395/2396) should conduct EICRs
• The inspection combines visual assessment with a defined sequence of electrical tests: continuity, ring circuit, insulation resistance, polarity, loop impedance, RCD operation
• Observations are coded C1 (immediate danger), C2 (urgent action), C3 (improvement recommended), or FI (further investigation)
• Overall outcome is Satisfactory or Unsatisfactory — C1/C2 observations make it Unsatisfactory
• C1/C2 items in rental properties must be remediated within 28 days and confirmed in writing
• Common findings in older properties: no RCD protection, no main bonding, deteriorated rubber wiring, unlabelled circuits
• All test instruments must be calibrated and within calibration date

Shop Consumer Units at APM Electricals — Trade Counter, Acton W3

APM Electricals stocks a full range of consumer units, RCBOs, and electrical protection equipment for trade professionals. Same-day collection from our Acton trade counter.

• Axiom Consumer Unit 12 Way 100A
• FuseBox SPD In Line T2 Surge Protection Unit 100A

Browse our full Consumer Units range at apmi.uk. Visit us at 24 Western Avenue, Acton, London W3 7TZ or call 020 8702 8080.