⚡ EICR: The Complete UK Guide for 2025 

Costs, Legal Duties, Testing, Codes & Real-World Examples

By Shiny Spark Electrical

Electrical safety in the UK is changing fast, and EICRs are now essential for landlords, homeowners and businesses. This guide explains everything you need to know for 2025–2026 — including costs, codes, legal rules and testing.

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🧭 Quick Overview

An EICR (Electrical Installation Condition Report) is the main way to check whether the fixed wiring in a property is safe and compliant with UK standards (BS 7671).

If you’re a landlord, homeowner or business owner, this guide will walk you through:

• What an EICR is (and is not)
• Who legally needs an EICR in 2025
• How often an EICR is needed & how long it lasts
• What’s actually tested (and in what sequence)
• Whether every socket is checked (sampling vs 100% testing)
• What C1, C2, C3 and FI really mean
• How much an EICR costs across the UK (London, regions, domestic, commercial)
• Who can legally carry out an EICR (real rules, not myths)
• What happens if you fail an EICR
• How to prepare and avoid common failures
• Real case studies where lack of an EICR caused big problems

Designed to rank nationally, this guide targets terms like eicr, eicr certificate, eicr report, eicr cost, landlord electrical safety certificate, electrical safety checks for landlords, and eicr commercial property while staying genuinely useful.

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📚 Contents

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1. What Is an EICR?

An EICR (Electrical Installation Condition Report) is a formal document issued after a qualified person has inspected and tested the fixed electrical installation in a property.

It covers things like:

• Consumer unit / fuse box
• Wiring and cable routes
• Sockets, switches, light fittings
• Protective devices (MCBs, RCDs, RCBOs)
• Earthing and bonding
• Fixed equipment (e.g. showers, cookers, some heating circuits)

The purpose of an EICR is to decide whether the installation is:

• Safe for continued use, or
• Unsatisfactory, requiring remedial work.

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🔎 Is an EICR the same as an electrical safety certificate?

In practice, yes – many people call it:

• “Electrical safety certificate”
• “Landlord electrical safety certificate”
• “EICR certificate”

But the correct term is Electrical Installation Condition Report.

2. Who Needs an EICR in 2025?

🏘️ Landlords (Legal Requirement)

For most private rented properties in England, a satisfactory EICR is a legal requirement at least every 5 years, or more frequently if the report says so.

Landlords must:

• Give a copy of the EICR to new tenants before they move in
• Give a copy to existing tenants within 28 days of the inspection
• Give a copy to the local authority within 7 days if requested
• Complete remedial work where C1, C2 or FI are found
• Failing to do so can lead to civil penalties up to £30,000.

Keywords naturally covered:
landlord electrical safety certificate, eicr certificate, landlords electrical certificate, electrical safety checks for landlords.

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🏠 Homeowners (Strongly Recommended)

Q: Is an EICR mandatory for homeowners?
A: No, not usually. But it is strongly recommended when:

• Buying or selling a property
• The house is older (especially pre-1990 wiring)
• There have been signs of faults (tripping, burning smells, flickering lights)
• After flood, fire or significant water damage
• Adding large loads (EV chargers, hot tubs, electric showers etc.)

A current eicr report is very reassuring for buyers and insurers.

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🏢 Businesses & Commercial Properties

Under the Electricity at Work Regulations 1989, businesses must keep electrical systems safe.

While EAWR doesn’t name “EICR” specifically, a commercial EICR is widely recognised as the best way to prove that the installation has been inspected and tested.

Typical commercial buildings needing EICRs:

• Offices and call centres
• Retail shops & shopping units
• Warehouses and industrial units
• Restaurants and takeaways
• Gyms and leisure centres
• Schools and nurseries
• Care homes
• Hotels and guest houses

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🏚️ HMOs (Houses in Multiple Occupation)

HMOs are higher risk due to more occupants and heavier use. EICRs here are critical and often reviewed more rigorously by local authorities.

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3. How Often Do You Need an EICR & How Long Does It Last?

🕒 How often should you get an EICR?

Typical recommended maximum intervals:

• Private rented (domestic): Every 5 years or at change of tenancy (if specified)
• Owner-occupied homes: Often every 10 years or change of occupancy, but 5 years is safer for older wiring
• Commercial properties: Commonly 3–5 years depending on type and risk
• HMOs & higher-risk buildings: Often more frequent, depending on the risk assessment

Always follow the “Next inspection due” date written on the last EICR.

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📅 How long is an EICR “valid” for?

There is no “expiry date” in law, but practically:

• It’s valid until the recommended next inspection date, or
• Until major changes are made to the installation, or
• If damage or events (like a flood or fire) occur that could affect the wiring.

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4. What’s Included in an EICR? (Scope & Limitations)

An EICR consists of two main parts:

1. Visual inspection
2. Instrument (meter) testing

The electrician will also record limitations – areas that could not be inspected or tested (e.g. inaccessible junction boxes, locked rooms, fixed furniture blocking sockets).

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4.1 Visual Inspection

The electrician will visually check for:

• Signs of overheating or burning
• Exposed live parts or missing covers
• Damaged sockets or switches
• Incorrectly installed accessories
• Old or inappropriate cables
• Missing grommets/bushes in metalwork
• Poor or missing earthing and bonding
• DIY wiring and non-standard work
• Unsafe installations in bathrooms, kitchens or outdoors

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4.2 Correct Testing Sequence (What's involved in testing of a home)

After visual checks, they’ll move to instrument testing.
The usual sequence (based on GN3 / BS 7671) is:

Dead tests (power off):

1. Safe isolation of the circuit / installation
2. Continuity of protective conductors (earth CPC)
3. Ring final circuit continuity (r1, rn, r2)
4. Insulation Resistance (IR) between conductors

Live tests (power on, safely):

1. Polarity confirmation (live/neutral/earth correct)
2. Earth Fault Loop Impedance (Zs / EFLI)
3. Prospective Fault Current (PFC / PSCC) at key points
4. RCD testing – trip times at 0.5x, 1x and 5x where required
5. Functional checks of switches, MCBs, RCBOs, RCDs etc.

Each test produces numbers which must comply with the limits in BS 7671.

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5. Do Electricians Check Every Socket? (Sampling vs 100% Testing)

❓ Do they test every single socket and light fitting?

Usually, no — not by default.
Most EICRs use sampling, not 100% testing.

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5.1 Standard Practice – Sampling

Typically, electricians will:

• Test a proportion of accessories on each circuit, often 20–40%
• Increase the sample if issues are found
• Expand testing if the property looks poorly maintained or has DIY work

The idea: balancing time, cost, disruption vs getting a representative picture of the installation.

If early tests show faults, the electrician may increase the sampling rate or even recommend 100% testing on certain circuits.

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5.2 When Is 100% Testing Used?

100% testing (every socket, every light, every outlet) is usually reserved for:

• Very old or visibly poor installations
• HMOs and high-risk accommodation
• Commercial kitchens and wet environments
• Properties with history of shocks or fires
• After severe incidents (fire, flood, vandalism)
• Where a client specifically requests a full test

A full 100% EICR on a large house or commercial site can take a full day or more, and the eicr cost will be higher accordingly.

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5.3 Why 100% Testing Costs More

Testing every outlet involves:

• Continuity tests
• Insulation resistance (often with disconnection)
• Polarity checks
• Earth fault loop impedance (Zs)
• RCD tests for relevant circuits
• Recording results point by point

More time = more labour = higher invoice.
This is why “cheap EICR certificate deals” are often very limited in scope.

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6. EICR Codes Explained: C1, C2, C3 & FI

The EICR doesn’t just say “pass” or “fail”.
Instead, observations are graded using standard codes.

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6.1 C1 – Danger Present (FAIL – Immediate Action)

Examples:

• Exposed live parts
• Incorrect polarity on a socket or light
• Live parts accessible to touch
• Severely overheated equipment

The electrician must make this safe immediately (disconnecting the circuit or making safe on site).

The installation is unsatisfactory if any C1 exists.

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6.2 C2 – Potentially Dangerous (FAIL – Urgent Action)

Examples:

• No RCD protection where required
• Significant damage to insulation or cables
• Loose connections showing overheating
• Missing or faulty earthing or bonding

The property fails until C2 items are rectified and verified.

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6.3 C3 – Improvement Recommended (Still a “Pass”)

Examples:

• Older plastic consumer unit (but still safe)
• Minor deviations from current standards
• Minor non-safety-critical issues

C3s do not make the report “unsatisfactory” – but improving them is sensible.

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6.4 FI – Further Investigation Required (FAIL until Investigated)

Used when:

• Something doesn’t look right
• Test results are unusual or inconsistent
• There may be hidden junction boxes or non-standard wiring

An FI means: “We can’t confirm it’s safe without further checks.”
Until that happens, the overall outcome is unsatisfactory.

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7. EICR Costs in the UK (With Regional Price Guide)

The cost of an EICR depends on:

• Number of circuits
• Size of property
• Sampling vs 100% testing
• Domestic vs commercial
• Region / labour rates
• Access and condition of the installation

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7.1 Typical Domestic EICR Prices (2025/2026)

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7.2 Commercial EICR Prices

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7.3 Regional Differences

• London: Highest rates – domestic often start £160+, commercial from £400+
• South East / South Coast: Slightly below London, but still above UK average
• Midlands / North West / North East / Wales / Scotland: Generally cheaper, often in lower end of price ranges
• Northern Ireland: Often lowest, especially for small domestic properties

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8. Who Can Legally Carry Out an EICR? (Qualifications & Competence)

This is an area where a lot of blogs are wrong.

You do not legally need:

• NVQ Level 3
• AM2
• ECS Gold Card
• NICEIC / NAPIT membership

Those are valuable, but the law is simpler.

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8.1 The Legal Requirement: “Skilled Person (Electrically)”

Under the Electricity at Work Regulations 1989, work on electrical systems must be done by a competent person.

For EICRs, that’s commonly interpreted as a “skilled person (electrically)” – someone who has:

• Adequate technical knowledge and experience
• Practical ability to carry out inspection & testing safely
• Understanding of BS 7671 (current edition)
• Ability to recognise defects and assess risk

There is no single “magic” certificate, but inspection & testing qualifications are expected.

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8.2 Industry-Recognised Testing Qualifications

A person with 18th Edition + 2391-52 (or equivalent) and good experience is widely accepted as competent for EICRs.

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8.3 What About NVQ3 & AM2?

• NVQ Level 3 and AM2 are part of becoming a fully qualified installation electrician and getting a Gold Card.
• They are excellent—but not a legal requirement for doing EICRs.
• Competence is about knowledge + testing skills + experience, not just one paper.

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8.4 NICEIC / NAPIT Membership

Membership of a competent person scheme:

• Is not legally required for EICRs
• But gives extra reassurance (assessments, complaints process, branding)
• Many clients prefer to use NICEIC/NAPIT contractors for peace of mind

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8.5 Can a Landlord or Handyman Do Their Own EICR?

No.

• They are not considered a “skilled person” unless properly trained and qualified
• Insurers will not accept a DIY EICR
• Councils will not accept a non-qualified person’s report
• It would likely breach EAWR and could be used against you in court

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9. What Happens If You Fail an EICR?

A report is usually marked either:

• Satisfactory, or
• Unsatisfactory

If any C1, C2 or FI is recorded, the EICR is unsatisfactory.

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9.1 After a Fail

1. You receive the report listing all observations and codes.
2. The electrician (or a different contractor) quotes for remedial work.
3. C1s are either already made safe or must be made safe immediately.
4. C2 and FI items must be investigated and rectified.
5. A confirmation of remedial works or new EICR is then issued.

For landlords, remedial actions normally need to be completed within a defined timeframe (often within 28 days, or sooner if stated).

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10. How to Prepare Your Property for an EICR

Good preparation can reduce time, cost and frustration.

✅ Before the visit

• Make sure the electrician can easily access the consumer unit.
• Move furniture away from key sockets and switches where possible.
• Ensure all rooms and areas that need testing are unlocked.
• Tell tenants about the visit – there WILL be brief power interruptions.
• Gather any previous eicr reports or certificates you have.
• Let the electrician know about any known issues (tripping circuits, smells, damage).

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11. Common Reasons Properties Fail an EICR

Some of the biggest “fail” triggers:

• No RCD protection where current regs expect it (especially socket circuits)
• Exposed live parts (C1)
• Incorrect polarity at sockets or switches
• Missing or poor main bonding to gas/water
• Damaged cables or insulation
• Signs of overheating at consumer unit or accessories
• Old rewireable fuses in poor condition
• DIY wiring and non-standard colours
• Junction boxes hidden under floors or plastered over
• Overloaded circuits (too many outlets or extensions from one circuit)

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12. Real Case Studies: When Lack of EICR Becomes a Problem

These are simplified, generalised examples based on real patterns seen in the industry.

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🧨 Case Study 1 – London Flat Fire (Landlord Fined)

• Electrical fault at a socket caused a fire in a rented flat.
• No valid landlord electrical safety certificate (EICR) had been carried out.
• Investigation found long-standing defects that a proper EICR would have picked up.
• Outcome: Large fine for the landlord and serious damage to property.
• Insurer reduced or refused the claim based on lack of maintenance.

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🧨 Case Study 2 – Commercial Warehouse Fire (Insurance Refusal)

• A warehouse had a major fire traced to an overloaded circuit and defective distribution board.
• Company had not had an eicr commercial property inspection in over a decade.
• Insurer asked for evidence of testing and maintenance; none could be provided.
• Result: Claim refused, heavy financial loss for the business.

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🧨 Case Study 3 – HMO in Poor Condition (Council Action)

• HMO inspection by local authority found unsafe electrics.
• EICR showed multiple C2s and FIs which were not addressed.
• Tenants were moved out, licence was at risk, landlord fined.

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13. Key FAQs About EICRs

These are some extra quick answers pulled from common search queries.

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❓ Does an EICR include PAT testing?

No. EICR checks the fixed wiring and installation.
PAT testing is for portable appliances (kettles, toasters, computers, etc.).

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❓ Can you fail an EICR?

Yes. Any C1, C2 or FI observation means the report is unsatisfactory and remedial work is needed.

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❓ Can I see example EICR certificates before I book?

Many electricians are happy to show example templates (with data removed). It’s a good way to check they issue proper eicr certificates and not just a single-page tick sheet.

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❓ Is a cheap EICR deal worth it?

Be cautious. Extremely low prices can sometimes mean:

• Very limited sampling (bare minimum testing)
• Rushed inspections
• Poor documentation

The cheapest option is not always the best when it comes to safety.

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14. Final Thoughts

An EICR is more than “just a bit of paper”:

• For landlords, it’s a legal and moral responsibility.
• For homeowners, it’s peace of mind and protection against hidden faults.
• For businesses, it’s part of demonstrating compliance and duty of care.

A properly carried out eicr inspection – using the right tests, sensible sampling, and correct coding – can prevent fires, shocks, legal action and insurance headaches.

If you treat it as an investment rather than a tick-box exercise, it will serve you well.

 

To learn how often electrical installations must be tested, read our UK EICR frequency guide.

For pricing details, see our EICR cost breakdown for 2025.

If you’ve received an EICR already, our guide to EICR codes (C1, C2, C3, FI) explains how results are interpreted.

To understand what causes an EICR to fail, see why EICRs fail and how to fix them.

🔗 Related EICR Guides

• EICR Cost Guide 2025 (UK)
• How Often Should an EICR Be Done? (UK)
• How Long Does an EICR Take?
• What’s Included in an EICR? (Checklist)
• EICR Codes Explained (C1–C3 & FI)
• Why EICRs Fail (and How to Fix Them)