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:
Electricity at Work Regulations 1989 — applies to all work activities. Places a duty on employers, 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.
Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 — imposes a specific 5-yearly EICR requirement on all private rented residential tenancies in England, with civil 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 published in 2022.
What an EICR is
An Electrical Installation Condition Report is a formal inspection and test of the fixed electrical installation — the consumer unit, distribution boards, wiring, switches, sockets, protective devices and earthing — against BS 7671.
It is not a PAT test. It is not a check on portable appliances. It tests the installation.
The codes
Every observation carries a classification:
- C1 — Danger present. Risk of injury likely. Immediate action required: isolate, make safe, remediate.
- C2 — Potentially dangerous. Urgent remedial action required. Industry norm is remediation inside 28 days.
- C3 — Improvement recommended. The installation is safe but does not comply with the current edition of BS 7671. No mandatory action.
- FI — Further investigation required. Something the inspector could not fully assess and which may reveal danger.
An EICR with any C1, C2 or FI is classified Unsatisfactory and remedial works must be commissioned.
Frequency
For private rented housing in England, the interval is fixed by regulation: 5 years, with a new EICR required at change of tenancy where the existing report is due to expire within 12 months.
For commercial premises, BS 7671 and IET Guidance Note 3 recommend intervals based on installation type and use:
- Offices, shops: 5 years
- Industrial units: 3 years
- Educational buildings: 5 years
- Public entertainment venues: 3 years
- Construction sites: 3 months
- Petrol filling stations: 1 year
These are recommendations under BS 7671 — but insurers and mortgagees treat them as the compliance benchmark.
Choosing a contractor
Look for:
- Registration with NICEIC, NAPIT, ELECSA, Stroma or SELECT
- Individual inspector qualified to C&G 2391 (Inspection and Testing) or equivalent
- Professional indemnity insurance at £1M+ and public liability at £5M+
- 18th Edition (BS 7671) qualification held by the individual inspecting
Remediation
A Minor Works Certificate is issued for small remedial works that don't add a new circuit. An Electrical Installation Certificate (EIC) is issued when a new circuit is installed. Keep both — they close the loop on the EICR observations.
For C2 remediation, insist the contractor issues a new EICR covering the remediated circuits, or a signed schedule cross- referencing the original EICR observations.
Evidence pack
- Current EICR (satisfactory) with all schedules and test results
- Remediation certificates (MWC or EIC) for every C1/C2/FI closed
- Schedule of tests: insulation resistance, earth loop impedance, RCD tests, polarity
- Contractor registration certificate and individual competence evidence
- Register of installations across the portfolio with next-due dates
For private rented sector landlords, retain the EICR and provide a copy to tenants within 28 days of the test — a statutory duty under the 2020 Regulations.
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
