What an EICR actually involves
An Electrical Installation Condition Report is a thorough inspection and test of the fixed wiring in a property. Not the appliances plugged into it — the installation itself: the consumer unit, the circuits, the sockets and switches, the earthing and bonding, and everything behind the walls that you never see.
The point of it is to find the things that are dangerous now, and the things that will become dangerous later. Deteriorated cable, missing earth connections, overloaded circuits, DIY work that was never signed off, boards with no RCD protection. On a house that has changed hands a few times, there is usually something.
What gets checked
- The consumer unit, including protective devices and RCD operation
- Every circuit tested for continuity, insulation resistance and polarity
- Earthing and main protective bonding to gas and water services
- Sockets, switches, light fittings and accessories, including a sample opened up
- Signs of overheating, damage, wear or unsuitable modification
- Whether the installation still meets current wiring regulations
At the end you get a written report listing everything found, a schedule of the circuits, and the test results. Not a one-page tick sheet — the actual figures, so any electrician who looks at it afterwards can see exactly what was measured.
What the codes on your report mean
This is the part that worries people, and it is simpler than it looks. Every observation is given a code, and the codes decide whether the report comes out satisfactory or not.
A risk of injury exists right now. We make it safe before leaving and tell you what we've done.
Not an immediate risk, but it could become one. Needs putting right without delay.
Something that couldn't be fully assessed on the day and needs looking into properly.
Not unsafe and not a failure. Worth doing, but the report still passes with these on it.
A report is unsatisfactory if it contains any C1, C2 or FI. C3 items on their own do not fail it — a common misunderstanding, and one that costs people money when they are told otherwise.
Who needs one
Landlords
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, every privately rented home in England must have an EICR at least every five years. The rules applied to new tenancies from July 2020 and to all existing tenancies from April 2021, which means a great many properties are falling due right now.
You must give a copy to your tenants within 28 days, to a new tenant before they move in, and to the local authority within seven days if they ask.
Buying or selling a house
Surveys flag electrics constantly, and solicitors ask for paperwork that often does not exist. If you are buying, an EICR is the only reliable way to find out what you are taking on before you commit. If you are selling, having one ready removes an obvious point of negotiation.
Homeowners
A domestic installation should be inspected at least every ten years, and sooner if anything has changed. Bring it forward if breakers trip for no obvious reason, if there is scorching or a burning smell near a socket, if the fuse box still has rewireable fuses, or if you have had work done by someone who never issued a certificate.
What an EICR costs
There is no fixed price for an EICR, because every property is different. As a guide:
We are not VAT registered, so there is nothing to add to these figures.
The actual figure depends on the installation rather than the address, so what matters is:
- The size of the property
- The number of circuits
- How many consumer units there are
- The number of lighting points and downlights
- The complexity of the installation and how accessible it is
- How much inspection and testing is actually required
Ring with the address and a rough idea of the property and we'll give you a firm figure before we start. We don't quote a headline price and then find reasons to add to it.
If the price seems too cheap, ask why
Since EICRs became a legal requirement for rental property, the number of very low-cost reports being advertised has risen sharply, with some firms competing almost entirely on price.
The problem is that a proper EICR takes time. Inspecting and testing an installation correctly cannot be rushed, and when the price is driven far enough down, corners get cut and defects get missed.
Unless you understand electrical testing, you will struggle to tell from the report itself what was actually inspected and tested, or how thoroughly. A report can look complete and cover very little.
An EICR is not a certificate or a piece of paper. It is an assessment of the condition and safety of the electrical installation. Don't compare them on price alone — ask what the inspection and testing actually includes. A cheaper report is no saving if something important is missed.
What happens if it fails
Most reports on older properties come back unsatisfactory, and it is rarely the disaster people expect. Usually it is a handful of C2 items — a missing bond, an unprotected circuit, a board that has had things added to it over the years.
We quote the remedial work separately, itemised, so you can see what is being charged for what. There is no obligation to have us do it. Once the work is done the report is reissued as satisfactory.
What we will not do is find work that does not need doing. It is a small area and the reviews matter more than one inflated job.
Common questions
How much does an EICR cost?
There's no fixed price, because every property is different. As a guide, a one-bedroom flat is around £180 and a typical three or four bedroom house around £240. The figure depends on the number of circuits, how many consumer units there are, the number of lighting points, and how accessible the installation is. Ring with the address and we'll give you a firm price before we start.
How long does an EICR take?
Two to four hours for an average three or four bedroom house. Larger properties, or ones with several consumer units, take longer. We give you a realistic window when we book it rather than a vague morning or afternoon.
Will the power be off the whole time?
No, but it will be off for parts of it. Testing has to be done with circuits isolated, so expect the power to go on and off through the day. If you work from home, tell us when you book and we will plan around your calls.
Do I need to be there?
Someone needs to let us in and we need access to the consumer unit and to every room. Beyond that, no. For rental properties we can arrange access with the tenant directly.
How often does one need doing?
Every five years for a privately rented home, or at each change of tenancy if that comes sooner. Every ten years for an owner-occupied house.
Is an EICR the same as a landlord certificate?
For electrics, yes. The EICR is the document the regulations require. It is separate from the annual gas safety check, which is a different inspection by a Gas Safe engineer.
Can you do the remedial work as well?
Yes, and it is quoted separately so you can see exactly what each item costs. You are under no obligation to use us for it.
