An electrical fault is not always obvious. A socket may still work, lights may still come on, and an old consumer unit may appear fine – while loose connections, poor earthing or damaged wiring sit out of sight. So, what does an EICR cover? It examines the condition and safety of your property’s fixed electrical installation, helping identify defects before they become a shock, fire or reliability problem.
For landlords, an Electrical Installation Condition Report is a key part of meeting electrical safety duties. For homeowners, business owners and managing agents, it is a practical way to understand whether the wiring and electrical circuits in a property remain safe for continued use. It is not a quick visual check or a certificate issued without testing. A proper EICR involves inspection, testing and a clear written report from a competent electrician.
What does an EICR cover?
An EICR covers the fixed electrical installation: the parts of the electrical system that supply power around the building. The electrician assesses whether the installation is safe, whether it has deteriorated, and whether it meets the safety requirements relevant to its age and condition.
This normally includes the consumer unit or fuse board, wiring, sockets, switches, lighting circuits, fixed lighting, earthing and bonding arrangements, circuit protective devices, and any permanently connected electrical equipment that forms part of the installation. In commercial premises, the scope may also include distribution boards, three-phase supplies, fixed machinery connections and other agreed electrical systems.
The exact extent of the inspection should be agreed before work starts. A flat, a large family home, a shop and a converted office do not have the same installation or the same risks. The report should state any limitations, such as areas that could not be accessed, concealed cables that cannot be inspected visually, or circuits that were isolated for operational reasons.
The consumer unit and protective devices
The consumer unit is where the electrical supply is divided into individual circuits. During an EICR, the electrician checks its general condition, labelling, enclosure, connections and suitability for the installation.
They will also test protective devices such as circuit breakers, fuses and RCDs. An RCD is designed to disconnect the supply quickly where it detects an imbalance that could indicate electric shock risk. Not every older installation was originally fitted with modern RCD protection, but the report will identify where protection is absent or unsuitable and explain the level of concern.
Wiring, circuits and accessories
An EICR assesses the circuits running to sockets, lights, cookers, showers, extractor fans and other fixed points. The electrician looks for signs of overheating, damage, poor previous work, exposed live parts, unsuitable connections and deterioration caused by age, moisture, pests or alterations.
Sockets, switches, ceiling roses, junction boxes and fixed light fittings are also inspected where accessible. Cracked accessories, loose sockets, burnt marks and missing covers are not just cosmetic issues. They can indicate damage that needs urgent attention.
Testing provides information that cannot be confirmed by sight alone. Depending on the installation and access, this can include continuity, insulation resistance, polarity, earth fault loop impedance and RCD operating times. These tests help establish whether the protective measures will operate as intended if a fault occurs.
Earthing and bonding
A safe electrical installation needs a reliable route for fault current to travel so that protective devices can disconnect the supply. The EICR checks the main earthing arrangement and main protective bonding, commonly found around incoming gas and water services.
Problems with earthing or bonding can increase the risk of exposed metalwork becoming dangerous under fault conditions. This is one reason an inspection should never be judged purely by how tidy the consumer unit looks from the outside.
Fixed equipment and special locations
An EICR can include fixed equipment connected to the installation, such as electric showers, cookers, immersion heaters, extractor fans and hard-wired heating controls. The inspection considers the electrical connection and protective measures, not whether the appliance itself performs every function correctly.
Bathrooms, shower rooms, kitchens and outdoor areas receive particular attention because water, metalwork and external conditions can increase risk. The electrician checks that equipment is appropriate for its location and that the correct protection is in place. For example, an unsuitable fitting close to a shower or damaged outdoor socket may require remedial work even if it appears to be working.
What an EICR does not cover
An EICR is not the same as appliance testing, a gas safety check or a fire alarm inspection. It does not confirm that your washing machine heats properly, that an oven thermostat is accurate, or that a fridge freezer is cooling efficiently.
Portable appliances are generally outside the scope of the report. Items plugged into a socket, including kettles, lamps, extension leads and most domestic appliances, may need separate visual checks, servicing or portable appliance testing where appropriate. The socket circuit supplying them can be tested as part of the EICR, but the appliance itself is a separate matter.
It also does not guarantee that no future fault will develop. Cables can be damaged after the inspection, appliances can fail, and alterations carried out later can change the condition of the installation. Think of the report as an accurate safety assessment on the day of inspection, subject to the stated limitations.
What happens during the inspection?
An electrician starts by reviewing the installation, identifying circuits and checking for visible concerns. They then carry out dead testing and live testing where it is safe and necessary. Some disruption is normal: power may need to be switched off for parts of the test, and electricians need access to the consumer unit, sockets, lighting points and relevant rooms.
Before the visit, it helps to clear access around the fuse board, move items away from sockets where practical, and tell the electrician about known issues such as tripping circuits, hot sockets, flickering lights or recent water leaks. For tenanted properties, arranging access to every room avoids limitations that could reduce the value of the report.
A thorough inspection takes as long as the property and installation require. Be cautious of anyone offering a fixed, very short inspection time for every property. The number of circuits, the age of the wiring, the type of building and access all affect the work involved.
Understanding EICR observations and codes
The report records observations using standard classification codes. These codes tell you how urgently action is needed, rather than leaving you to interpret technical test results alone.
- C1 – Danger present. Immediate action is required because there is a risk of injury. The electrician may make the area safe during the visit, with permission.
- C2 – Potentially dangerous. Urgent remedial work is needed to remove a condition that could become hazardous.
- FI – Further investigation required. The electrician has identified an issue that needs more investigation without delay.
- C3 – Improvement recommended. The installation is not necessarily unsafe, but an improvement is advised to raise safety standards.
A report containing C1, C2 or FI observations is generally recorded as unsatisfactory until the required work or investigation has been completed. C3 observations do not usually make a report unsatisfactory, but they should not be ignored without considering the property’s age, occupants and intended use.
EICRs for landlords, homeowners and businesses
In England, private landlords must ensure that electrical installations in rented homes are inspected and tested at intervals of no more than five years by a qualified person. A new report may also be needed sooner if the previous EICR recommends a shorter interval, or if there is a significant change to the installation.
Where remedial work is identified, landlords must act within the period stated on the report – usually 28 days, unless the report specifies sooner – and obtain written confirmation that the work has been completed. Keeping clear records protects tenants, helps manage property maintenance and avoids last-minute compliance issues between tenancies.
Homeowners are not usually subject to the same five-year rental requirement, but an EICR is sensible for older properties, after a purchase, before major refurbishment, after flood or fire damage, or where recurring electrical faults are present. Small businesses should also schedule inspections appropriate to their premises, equipment and operating environment.
When remedial work is needed
The report should separate inspection findings from the work required to correct them. Ask for straightforward explanations of each observation, the urgency, the recommended repair and the cost before authorising non-emergency work. Transparent pricing matters, particularly where several circuits or an older consumer unit are involved.
Some issues are small and localised, such as replacing a damaged socket or correcting an exposed connection. Others may point to wider work, including circuit repairs, earthing upgrades or a consumer unit replacement. The right answer depends on the test results and the condition of the whole installation, not on a one-size-fits-all recommendation.
For London landlords, homeowners and property managers, FaultFree Engineering Group provides EICR inspections and remedial electrical work with clear findings and practical next steps. Safety is not about passing paperwork. It is about knowing the fixed electrical system behind your walls has been properly tested, understood and dealt with before a preventable fault disrupts your property or puts someone at risk.