Electrical Installation Condition Reports: What UK Law Requires

An Electrical Installation Condition Report (commonly known as an EICR) is a formal document produced by a qualified electrician following an inspection and testing of an electrical installation. In the UK, EICRs are a legal requirement in certain circumstances and strongly recommended in others. Understanding when they are required, what they must contain, and how long they must be kept is essential for landlords, business owners, and building managers.

Update, October 2026: Two changes affect reports from this month. BS 7671:2018+A4:2026 (Amendment 4) was published on 15 April 2026 and the previous Amendment 3 edition is withdrawn on 15 October 2026; on Amendment 4 forms an FI observation no longer makes a report unsatisfactory. From 1 October 2026 the revised Electrotechnical Assessment Specification requires anyone carrying out periodic inspection and testing for a certified business to hold a Level 3 inspection and testing qualification, two years' experience and CPD. The landlord's duties under the 2020 Regulations are unchanged. Full detail and what to check on your next report: Amendment 4 and the Level 3 rule.

What Is an EICR?

An EICR assesses the condition of an existing electrical installation against the requirements of BS 7671, the IET Wiring Regulations. It identifies any deficiencies, deterioration, or potentially dangerous conditions and grades them according to the severity of the risk they present. The report provides a snapshot of the installation's condition at the time of inspection and forms the basis for any remedial work required.

EICRs are sometimes called periodic inspection reports or fixed wire testing reports. All refer to the same type of document, a formal record of the inspection and testing of fixed electrical wiring and associated equipment.

When Is an EICR Legally Required?

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords of privately rented residential properties in England to have the electrical installations in their properties inspected and tested by a qualified person at least every five years. An EICR must be obtained following each inspection and provided to tenants within 28 days, or to prospective tenants before they occupy the property.

For Houses in Multiple Occupation, the requirement to maintain safe electrical installations has long been established under the Housing Act 2004 and associated licensing conditions. EICRs are typically required as part of HMO licensing conditions, with intervals specified by the local authority, commonly five years.

For commercial premises, the Electricity at Work Regulations 1989 require that electrical systems are maintained so far as reasonably practicable to prevent danger. While the regulations do not prescribe specific inspection intervals, EICRs at appropriate intervals, typically three to five years for most commercial premises, and more frequently for higher-risk environments, are the accepted means of demonstrating compliance.

What Does an EICR Contain?

A properly completed EICR contains details of the installation inspected, including the address, the type of installation, the date of the inspection, and the name and qualifications of the inspector. It records the results of visual inspection and electrical testing, and assigns codes to any deficiencies found.

The coding system used in EICRs is standardised. A C1 observation indicates danger present, immediate remedial action is required. A C2 observation indicates a potentially dangerous condition, urgent remedial action is required. A C3 observation indicates improvement recommended. This does not prevent the report from being satisfactory but identifies areas where improvement is advisable. An FI observation indicates that further investigation is needed before a definitive assessment can be made.

A report containing any C1 or C2 observation is unsatisfactory, and remedial work must be carried out. The treatment of FI depends on the edition. On forms to BS 7671:2018+A3:2024 and earlier, an unresolved FI also made the report unsatisfactory. On Amendment 4 forms (BS 7671:2018+A4:2026, the only current edition from 15 October 2026) the observations are split into two parts: C1 and C2, which decide the outcome, and C3 and FI, which do not. FI now reads "further investigation is advised". The 2020 Regulations still require further investigative work the report requires to be completed within 28 days, so landlords should resolve an FI within that period whichever form it appears on.

Who Can Carry Out an EICR?

EICRs must be carried out by a competent person. For residential rental properties in England, the Electrical Safety Standards Regulations require a "qualified person", defined as someone competent to undertake the inspection and testing and any further investigative or remedial work. The regulations do not name a qualification. In practice competence is evidenced by registration with a certification scheme such as NICEIC or NAPIT that covers periodic inspection and testing. From 1 October 2026 the revised Electrotechnical Assessment Specification, which those schemes apply, requires every person carrying out or supervising periodic inspection and testing for a certified business to hold a Level 3 inspection and testing qualification (such as City & Guilds 2391-51 or 2391-52), at least two years' evidence of doing the work, and ongoing CPD. Ask for the individual inspector's certificate number as well as the firm's registration.

For commercial properties, the inspector must similarly be competent to carry out the inspection and testing required by BS 7671. Competence is typically evidenced by relevant qualifications, an NVQ Level 3 in electrical installations, City and Guilds 2391 inspection and testing qualification, or equivalent, and experience appropriate to the type of installation being inspected.

How Long Must EICRs Be Kept?

For residential rental properties in England, landlords must keep a copy of the EICR and provide it to tenants and local authorities on request. The regulations do not specify an absolute minimum retention period, but retaining all EICRs for the duration of ownership of the property, plus a reasonable period afterwards, is strongly advisable. EICRs may be required as evidence in tenant disputes, insurance claims, or enforcement proceedings.

For commercial properties, EICRs and associated test records should be retained as part of the building's maintenance records. Retaining them for at least the period until the next EICR is completed, and ideally for the operational life of the building, is best practice.

Remedial Work Records

Where an EICR identifies C1 or C2 observations, remedial work must be carried out. Records of all remedial work, including the electrician's details, the work carried out, and confirmation that the deficiencies have been resolved, must be retained alongside the original EICR. For residential rental properties, the landlord must provide written confirmation to the tenant that remedial work has been completed within 28 days of the work being done.

Frequently Asked Questions

Is an EICR the same as a Portable Appliance Test?
No. An EICR covers fixed electrical wiring and installations. A PAT test covers portable electrical appliances. Both are relevant to electrical safety but they test different things and are governed by different requirements.

Can a landlord be fined for not having an EICR?
Yes. Local authorities can impose financial penalties of up to £30,000 on landlords who fail to comply with the Electrical Safety Standards Regulations 2020. Remedial notices can also be served requiring landlords to carry out inspections or remedial work within specified timeframes.

Does an EICR need to be carried out before a new tenancy begins?
For new tenancies in England commencing after 1 July 2020, the landlord must have a valid EICR in place before the tenancy begins. For existing tenancies, the requirement came into force on 1 April 2021.

Which edition of BS 7671 should my EICR be issued to?
A report dated on or after 15 October 2026 should be on an Amendment 4 form: the declaration states "BS 7671 2026" and the form reference is 18.4. Reports issued to Amendment 3 before that date ("BS 7671 2024", form 18.3) remain valid until the next-inspection date they give, within the five-year maximum.

What happens if an EICR is unsatisfactory?
The landlord or building owner must arrange for the identified deficiencies to be remedied by a qualified electrician. Once remedial work is complete, written confirmation must be provided to the tenant. A further inspection may be required if the original inspector specified one as part of their report.

Key Takeaways

• An EICR is a formal record of the inspection and testing of fixed electrical wiring, assessed against BS 7671.
• EICRs are legally required for residential rental properties in England at least every five years under the Electrical Safety Standards Regulations 2020.
• Commercial properties must maintain electrical installations safely under the Electricity at Work Regulations 1989, EICRs at appropriate intervals are the accepted means of demonstrating compliance.
• C1 observations require immediate remedial action; C2 observations require urgent action; C3 observations recommend improvement.
• EICRs must be carried out by a competent person; from 1 October 2026 certification schemes require a Level 3 inspection and testing qualification, two years' experience and CPD for anyone doing the work.
• From 15 October 2026 reports should be issued to BS 7671:2018+A4:2026, on which only C1 and C2 observations make the outcome unsatisfactory.
• Records of EICRs and associated remedial work must be retained and provided to tenants and local authorities on request.

Related guides

• Two Quiet Changes to Your EICR This October: Amendment 4 and the Level 3 Rule
• Electrical Minor Works Certificates: When You Need One and What It Must Contain