The Electricity at Work Regulations 1989 require electrical systems to be maintained to prevent danger. In private rented housing in England, EICRs are mandatory every 5 years. C1 codes are immediate danger; C2 codes must be remediated inside 28 days. Only a competent electrician registered with a UKAS-accredited scheme should issue an EICR.
The legal duty
Two regimes overlap.
The Electricity at Work Regulations 1989 apply to all work activities. They place a duty on employers, the self-employed and duty holders to ensure electrical systems are constructed, maintained and used so as to prevent danger, so far as is reasonably practicable. There is no stated interval, which is why periodic inspection is the accepted way of discharging the duty.
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 impose a specific five-yearly EICR requirement on private rented residential tenancies in England, with financial penalties up to £30,000 per breach.
Compliance is measured against BS 7671:2018+A2:2022, the IET Wiring Regulations, 18th edition incorporating the second amendment.
What an EICR is
An Electrical Installation Condition Report is a formal inspection and test of the fixed electrical installation: consumer units, distribution boards, wiring, accessories, protective devices and earthing, assessed against BS 7671.
It is not a PAT test. In-service inspection of portable appliances is a separate exercise with its own asset register. Buying one and believing you have the other is a common and expensive mistake.
The observation codes
| Code | Meaning | Effect on outcome | Typical action |
|---|---|---|---|
| C1 | Danger present, risk of injury | Unsatisfactory | Make safe immediately, before the inspector leaves site |
| C2 | Potentially dangerous | Unsatisfactory | Remediate urgently, industry norm is 28 days |
| C3 | Improvement recommended | Does not make the report unsatisfactory | Optional, but note it for planned works |
| FI | Further investigation required | Unsatisfactory | Investigate and resolve, then re-report |
An EICR carrying any C1, C2 or FI is classified Unsatisfactory, and remedial works must be commissioned. For private rented property in England, an unsatisfactory report triggers a 28 day statutory window to complete the remedial work and obtain written confirmation.
Frequency
For private rented housing in England the interval is fixed by regulation at five years, with a new report required at change of tenancy where the existing report expires within 12 months. For other premises, BS 7671 and IET Guidance Note 3 set recommended maximum intervals:
| Premises | Recommended maximum interval |
|---|---|
| Offices and shops | 5 years |
| Educational buildings | 5 years |
| Industrial units | 3 years |
| Public entertainment venues | 3 years |
| Petrol filling stations | 1 year |
| Construction sites | 3 months |
| Caravan parks and marinas | 1 year |
These are recommendations rather than statute, but insurers, funders and enforcing officers treat them as the benchmark. Departing from them without a documented risk-based justification is difficult to defend after an incident.
What drives the price
Cost tracks the number of circuits, not the floor area, and sampling policy is the other half of the answer. Full testing of every circuit is more expensive and more defensible than a 10 per cent sample. Our commercial EICR cost guide breaks down the variables and the questions that make quotes comparable.
Three scope questions decide whether two quotes are actually the same job. Are all circuits tested or is a sample agreed and documented? Is out-of-hours access included, given testing requires isolation? Are minor remedials such as replacing a broken accessory included in the day rate or charged separately?
Choosing a contractor
Look for registration with NICEIC, NAPIT, ELECSA, Stroma or SELECT, an individual inspector qualified to C&G 2391 in inspection and testing, professional indemnity insurance at £1m or more, public liability at £5m or more, and 18th Edition qualification held by the person actually attending, not just the firm.
Ask for a sample redacted report before appointing. Report quality varies more than price, and a report with no test schedules attached is close to worthless when an insurer asks for it.
Remediation and closing the loop
A Minor Electrical Installation Works Certificate is issued for small remedial works that do not add a new circuit. An Electrical Installation Certificate is issued when a new circuit is installed. Keep both. They are what closes an EICR observation.
For C2 remediation, insist the contractor issues either a new EICR covering the remediated circuits or a signed schedule cross-referencing each original observation with the work done and the date. "Verbally confirmed as fixed" fails at the point where it matters most.
Emergency lighting is frequently delivered by the same electrical contractor but is a separate regime with its own log. Our emergency lighting testing guide sets out the monthly and annual regime, and the wider fire picture sits in the fire risk assessment guide.
Evidence pack
- Current satisfactory EICR with all schedules and test results
- Remediation certificates, MWC or EIC, for every C1, C2 and FI closed
- Schedule of tests: insulation resistance, earth fault loop impedance, RCD operation, polarity, continuity
- Contractor scheme registration certificate and individual competence evidence
- Register of installations across the portfolio with next-due dates
Private rented sector landlords must retain the EICR and provide a copy to tenants within 28 days of the inspection, and to the local authority on request. Where the whole portfolio picture matters, the duty holder compliance guide sets out how this fits with the other regimes.
Working with TICDesk
TICDesk is a UK procurement desk for testing, inspection and compliance work. Tell us the site, the approximate circuit count and your deadline, and we introduce up to three vetted, scheme-registered electrical contractors quoting against the same scope, typically within 48 hours. The service is free to the client and TICDesk earns a success fee from the contractor. Visit our electrical desk or open a brief.
Frequently asked
How often do I need an EICR?
Every 5 years for private rented housing in England (mandatory under the 2020 Regulations) and at intervals set out in IET Guidance Note 3 for commercial premises, typically 5 years for offices, sooner for higher-risk premises.
What do the EICR codes mean?
C1 = danger present, immediate action required. C2 = potentially dangerous, remedial action required (typically within 28 days). C3 = improvement recommended, no action mandatory. FI = further investigation required. Any C1, C2 or FI makes the EICR 'unsatisfactory'.
Who can carry out an EICR?
A competent electrician holding C&G 2391 (Inspection and Testing) or equivalent, and registered with a UKAS-accredited scheme, NICEIC, NAPIT, ELECSA, Stroma or SELECT.
What is the penalty for non-compliance in the private rented sector?
Local authorities can serve remedial notices and impose civil penalties up to £30,000 per breach under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.
Sources & further reading
