A failed EICR can stop a new tenancy, worry an existing tenant and leave a landlord unsure which repairs must happen first. This EICR remediation example shows what a typical unsatisfactory report can look like in a London rental flat, how the work is prioritised, and what evidence should be kept once defects are corrected.
The key point is simple: an Electrical Installation Condition Report identifies the condition of the fixed electrical installation at the time of inspection. It is not just a list of minor jobs for a future maintenance visit. Where the report identifies danger, potential danger or a need for urgent investigation, the landlord or person responsible for the premises must act promptly and use a competent electrician to make the installation safe.
What an EICR remediation example looks like
Consider a two-bedroom rented flat with an older consumer unit, an electric cooker circuit, a bathroom extractor fan and several kitchen appliances. The EICR is completed between tenancies after the previous occupants report that the kitchen lights occasionally flicker and the cooker trips the power.
The inspector carries out visual checks, dead testing and live testing where safe to do so. The report comes back as unsatisfactory, with three observations requiring action:
- C1: Exposed live parts at the consumer unit. A blanking plate is missing, leaving an opening where live components could be touched.
- C2: No RCD protection for socket outlets likely to supply portable equipment outdoors. The flat’s socket circuits are protected by older devices that do not provide the additional protection expected for modern use.
- C2: Damaged cooker connection unit and heat-affected cable insulation. The termination is deteriorated and the cooker circuit has signs of overheating.
- FI: Low insulation resistance on the lighting circuit. Further investigation is needed before the exact defect can be confirmed.
Although only one observation is coded C1, the overall outcome is still unsatisfactory. A C1 means danger is present and immediate action is needed. A C2 identifies a potentially dangerous condition that requires urgent remedial work. FI means further investigation is required without delay because a defect may be present. Any one of these codes can lead to an unsatisfactory result.
A code C3 is different. It records an improvement recommendation, not a finding that makes the report unsatisfactory. For example, labelling that is worn but still understandable may be recorded as C3. It is sensible to improve it, but a C3 alone does not mean the installation fails the EICR.
The first visit: making the property safe
In this example, the electrician does not wait for a full consumer unit replacement before dealing with the C1 issue. The exposed opening at the consumer unit is made safe immediately with a suitable blanking plate. This removes the immediate risk of contact with live parts and is recorded on the report or a separate remedial works record.
The cooker circuit is then isolated for inspection. Heat damage at a cooker connection point can result from loose terminals, an overloaded circuit, a faulty appliance connection or previous poor workmanship. Simply replacing a visibly damaged faceplate is not enough. The electrician checks the cable terminations, the protective device, circuit loading and signs of damage further along the cable.
If the cooker itself is suspected of contributing to the fault, it should be disconnected safely and assessed separately. This is one reason it helps to use a provider with both electrical and appliance engineering experience. The fixed wiring and the appliance are different systems, but the fault can sit at the point where they meet.
Investigating the fault before quoting the repair
The FI code on the lighting circuit needs a measured, methodical approach. In this case, insulation resistance testing suggests a fault between conductors. The electrician isolates sections of the circuit and checks fittings, switches, junctions and any bathroom fan connection.
The source turns out to be a damaged cable at a recessed kitchen light fitting. A screw used during earlier decorating has pierced the cable insulation. The fitting still worked intermittently, which explains why the problem had not been treated as urgent before the inspection. However, the damaged cable creates a real risk of shock, overheating and future circuit failure.
The repair involves replacing the damaged section using an accessible, correctly enclosed maintenance connection where appropriate, or rewiring back to a sound point if this gives a better long-term result. The correct option depends on cable routing, access, the condition of the rest of the circuit and whether any concealed joints can be safely inspected in future. Cheap repairs that bury an inaccessible connection behind a ceiling are not a sensible answer.
At this stage, the landlord receives a clear scope of work. A transparent quote should distinguish between urgent safety work, required remedial work and optional improvements. That makes it easier to approve the necessary repairs quickly without confusing them with upgrades that can reasonably be planned for later.
Remedial work completed in this case
For this flat, the completed work includes replacement of the damaged cooker connection unit and heat-affected cable section, repair of the lighting cable fault, and a consumer unit upgrade. The consumer unit upgrade is chosen because the existing board has limited space, lacks suitable RCD protection for the affected circuits and would need several alterations to achieve a sound result.
A consumer unit upgrade is not automatically required after every unsatisfactory EICR. Sometimes a targeted repair or an RCBO upgrade is appropriate. It depends on the board’s condition, the existing protective devices, available capacity, circuit arrangement and the cost of making the installation compliant and safe. In an older London property, replacing a consumer unit can also reveal pre-existing circuit faults that were not visible before testing, so a realistic quote should allow for investigation rather than promising that every issue can be solved at a fixed price without assessment.
The upgraded unit is fitted with appropriate circuit protection, clear labelling and a main switch that can be accessed easily. The cooker circuit is tested following repair, and the lighting circuit is retested after the damaged cable section is replaced. The electrician also checks polarity, continuity, earth fault loop impedance, RCD operating times and insulation resistance as applicable to the work and installation.
What paperwork should a landlord receive?
The paperwork matters as much as the physical repair. A landlord should retain the original EICR, the remedial work quotation or job record, invoices and evidence that the observations were corrected. Depending on the work completed, this may include a Minor Electrical Installation Works Certificate, an Electrical Installation Certificate for more substantial work, test results and an updated EICR or a written confirmation that remedial items have been satisfactorily addressed.
For a rented home in England, landlords must provide tenants with a copy of the electrical safety report and supply the local authority with a copy if requested. Where the report requires remedial action or further investigation, written confirmation that this has been completed must be obtained within the required timescale, generally 28 days unless the report specifies a shorter period.
Do not assume a repair invoice alone proves compliance. An invoice may say that a socket was replaced or a consumer unit was fitted, but it may not show that the relevant circuits were tested or that the EICR observations were resolved. Ask for proper certification and keep it with the tenancy safety records.
Avoiding repeat EICR failures
The quickest way to avoid repeat issues is to deal with warning signs before the next inspection. Repeated tripping, burning smells, discoloured accessories, loose sockets, buzzing consumer units and lights that flicker without an obvious bulb fault all deserve prompt attention. Tenants should know who to contact and should never be expected to reset a tripping circuit repeatedly without investigation.
Landlords also benefit from checking the condition of high-use areas between tenancies. Kitchens, bathrooms and utility spaces carry more risk because they combine moisture, heat, fixed appliances and frequent use. A damaged extractor fan, cracked cooker outlet or loose kitchen socket can become a larger job if left until a compliance deadline is close.
FaultFree Engineering Group provides practical EICR remedial work for landlords and property managers across London, with clear diagnosis, certified testing and straightforward pricing. The right outcome is not merely a satisfactory report on paper. It is a property where the electrical installation has been properly checked, defects have been corrected and the next tenant can move in with confidence.