EICRs explained: what every landlord needs to know

Since April 2021, every privately rented property in England has required a satisfactory Electrical Installation Condition Report (EICR) renewed at least every 5 years, or at change of tenancy. Non-compliance carries fines of up to £30,000 per breach. Here's what every landlord needs to know.

**What an EICR actually is.** A qualified electrician inspects and tests the fixed wiring, consumer unit, sockets, switches and any landlord-supplied appliances. It is not a PAT test. It does not cover tenant-owned appliances. The output is a written report listing every observed defect against four classification codes.

**The four codes, explained.** **C1 (Danger Present)** — immediate risk of injury, requires urgent attention. **C2 (Potentially Dangerous)** — could become dangerous in normal use, requires remedial action. **FI (Further Investigation)** — the electrician couldn't determine whether a fault exists and needs to investigate further. **C3 (Improvement Recommended)** — no danger, but the installation falls below current standards.

**The crucial distinction.** Only C1, C2 and FI codes make a report 'unsatisfactory'. A report with only C3 codes is satisfactory and requires no further action. Many letting agents and unscrupulous electricians push for C3 remedials as a revenue stream — you are under no legal obligation to act on them. Always read the actual report, not just the agent's summary.

**Common C2 issues.** No RCD protection on socket circuits. No supplementary bonding in bathrooms. Plastic consumer units in escape routes. Wiring in old rubber or lead-sheathed cable (typically pre-1960s installations). Insufficient circuit protection at the consumer unit. Each is fixable, often without a full rewire.

**The 28-day rule.** If a report is unsatisfactory, remedial works must be completed (and a confirmation report issued) within 28 days, or sooner if the original electrician specifies. A copy of the satisfactory report and confirmation must be supplied to tenants within 28 days and to the local authority within 7 days of any request.

**Costs to expect (London, 2025).** EICR inspection: £150–£250 for a 1-bed, £200–£350 for a 3-bed house. Consumer unit upgrade to 18th Edition: £550–£850 fitted. RCBO upgrade per circuit: £85. Most 'C2 unsatisfactory' reports are resolved with a £400–£900 remedial spend; full rewires (£3,500+) are far less common than feared.

**Choosing an electrician.** Use NICEIC, NAPIT or ELECSA registered firms. Ask for sample reports before booking — a thorough EICR runs to 6–10 pages including circuit-by-circuit test results. £99 'quick' EICRs almost always involve corners being cut and frequently lead to disputes with letting agents and tenants down the line.