EICR Certification: A Practical Guide for London Property Owners

Electrical problems are not always easy to spot. A light may switch on and a socket may still work even when hidden wiring is damaged or protective devices are no longer working correctly. That is why periodic electrical testing matters.

An Electrical Installation Condition Report, called an EICR, examines the condition of a property’s fixed electrical installation. Many people use the phrase EICR certification, although the document is a report rather than a certificate. It records what the inspector found on the day of testing and explains whether the installation is satisfactory for continued use.

What does EICR certification involve?

EICR certification begins with an inspection of the fixed wiring and connected electrical equipment. A competent inspector looks for damage, deterioration, unsafe alterations, overloading, poor earthing and defects that could increase the risk of electric shock or fire.

The inspection normally covers the consumer unit, wiring, sockets, switches, lighting circuits, circuit breakers, residual current devices, earthing, bonding and permanently connected equipment. The exact scope depends on the property and any limitations agreed before testing.

The report should include circuit details, test results, observations, classification codes and the recommended date for the next inspection. It should also state whether the installation is satisfactory or unsatisfactory.

An EICR does not assess every portable appliance. Kettles, televisions, heaters and tenant-owned equipment may require separate portable appliance testing.

Why is an EICR important?

Electrical installations deteriorate over time. Connections can loosen, insulation can break down and circuits may be altered without suitable testing. Moisture, heat, pests, accidental damage and poor repairs can also affect safety.

An EICR helps identify these issues before they become emergencies. It may reveal a damaged cable, inadequate bonding, an unsuitable protective device or signs of overheating that would not be obvious during normal use.

EICR requirements for landlords

Landlords covered by the electrical safety regulations in England must arrange inspection and testing of the fixed electrical installation at least every five years, or sooner when the previous report recommends an earlier date.

The landlord must obtain the report and normally provide it to existing tenants within 28 days. A new tenant should receive a copy before moving in, while a prospective tenant must receive one within 28 days of asking. The local authority can also request a copy.

Official responsibilities and exemptions are explained in the government guidance on electrical safety in rented homes.

A new EICR is not automatically required whenever a tenant changes. If the existing report remains satisfactory and within its recommended inspection period, it can normally be provided to the incoming tenant. However, obvious damage, unauthorised work or a reported fault should be investigated immediately.

Landlords who need testing can book a residential EICR in London.

What happens during an EICR inspection?

The inspector begins by reviewing the installation and any previous reports or electrical certificates. Access requirements and limitations should be discussed before work starts.

A visual examination is then carried out. The inspector may look for cracked accessories, burn marks, exposed live parts, missing consumer-unit blanks, damaged cables, water damage, poor labelling and unsafe alterations.

Electrical instruments are used to test continuity, insulation resistance, polarity, earthing, protective bonding, earth fault loop impedance and RCD operation. Some tests require circuits, or occasionally the whole installation, to be temporarily switched off.

The inspection is assessed with reference to BS 7671, known as the IET Wiring Regulations. Current updates are available through the IET’s BS 7671 information.

An older installation does not fail simply because it differs from a new one. The inspector must decide whether its condition creates danger or could become dangerous under foreseeable circumstances.

Understanding EICR Certification codes

Problems found during testing are recorded using four main classification codes.

C1 – Danger present: There is an immediate risk of injury. The affected part should be made safe without delay.

C2 – Potentially dangerous: The defect is not necessarily causing immediate danger, but it could become dangerous following a fault. Urgent remedial work is required.

C3 – Improvement recommended: An improvement would increase safety, but the issue is not considered immediately or potentially dangerous. A report containing only C3 observations can still be satisfactory.

FI – Further investigation required: The inspector has identified a possible safety concern but cannot determine its cause or extent. Further investigation is needed promptly.

A report containing C1, C2 or FI observations will normally be marked unsatisfactory. Electrical Safety First publishes useful best-practice guidance for electrical inspections.

What if the EICR is unsatisfactory?

An unsatisfactory result does not automatically mean the property needs a full rewire. It means one or more defects require action.

The solution may involve replacing a damaged socket, repairing a circuit, restoring bonding, correcting polarity or replacing a faulty protective device. More extensive work may be necessary when wiring is seriously damaged or testing shows widespread deterioration.

For covered rented properties, required remedial or investigative work must generally be completed within the period stated in the report, usually within 28 days or sooner when specified. Immediate danger should be made safe straight away.

Where the fault involves repeated tripping, intermittent power loss or overheating, an electrical diagnostic visit may be appropriate. If the consumer unit is unsafe or unsuitable, a consumer unit replacement may be recommended.

How long does an EICR last?

An EICR records the condition of the installation at the time of inspection. It is not a guarantee that faults will not develop later.

For rented homes covered by the regulations, inspection is generally required at least every five years or by an earlier date stated in the report. Homeowners and commercial property managers may be given different intervals based on the installation’s age, use and condition.

Problems should still be investigated between inspections. Burning smells, hot sockets, buzzing sounds, repeated tripping, visible damage and reports from occupants should never be ignored.

Businesses can arrange testing through the commercial EICR service. The Health and Safety Executive also provides guidance on maintaining electrical systems safely.

How to prepare for an EICR

Inform occupants that the electricity may be interrupted, provide access to every room, clear the area around the consumer unit and move belongings blocking sockets or switches.

Share previous EICRs, circuit schedules and installation certificates where available. Tell the inspector about known faults and identify sensitive equipment or essential medical devices before testing starts.

Do not remove electrical covers or attempt repairs yourself. Inaccessible areas may be recorded as limitations, which can reduce the completeness of the report.

Choosing the right EICR inspector

Periodic inspection and testing should be carried out by someone competent for this work. Ask about relevant qualifications, experience with similar properties, insurance, calibrated testing equipment, report turnaround times and the process for handling immediate dangers.

Book EICR certification in London

Landlord Certificate London provides electrical inspection services for landlords, homeowners, agents, property managers and businesses across London.

You can book an EICR online, arrange commercial electrical testing or contact the team for advice about the right service for your property.

A properly completed EICR gives you more than paperwork. It provides a clear picture of the installation’s condition, highlights risks that need attention and helps you make informed decisions about electrical safety.