EICR certificate: landlord rules, codes and deadlines

What is an EICR and what does it check?

An Electrical Installation Condition Report, usually called an EICR, records the condition of a property's fixed wiring. The inspection covers the parts of the electrical installation that are fixed to the building and intended to supply power and lighting, including the consumer unit, sockets, switches, earthing and protective bonding. The report is produced after a visual inspection and a series of electrical tests. Its purpose is to identify damage, deterioration, defects and dangerous conditions, and to record whether the installation is in a satisfactory condition for continued use. An EICR is not a portable appliance test. It does not record the condition of appliances that are plugged in or moved from place to place, such as kettles, computers or floor lamps. Those items are outside the scope of the fixed installation report. The inspection is carried out against the requirements of BS 7671, the UK standard for electrical installations. The report records the extent and limitations of the inspection, because not every part of an installation is necessarily accessible or included. It records what was found on the day of inspection.

The report gives an overall outcome of satisfactory or unsatisfactory. A satisfactory outcome means that no observed condition or test result requires a code that makes the installation unsatisfactory. An unsatisfactory outcome means that one or more defects or dangerous conditions have been identified and that remedial work is needed. The report may also include observations that are not immediately dangerous but that are recorded for attention. The EICR is a condition report, not a certificate of new work and not a guarantee that the installation will remain safe. Its findings reflect the condition of the installation at the time of inspection. For landlords in England, the report forms part of the evidence that the fixed wiring has been inspected and tested at the required interval. The report also provides a record for the person responsible for the installation, the tenant and, where requested, the local authority. It is separate from portable appliance testing and from building control or planning approvals. It is also separate from any gas safety record.

What do the codes C1, C2, C3 and FI mean?

An EICR uses observation codes to classify defects and conditions found during the inspection. C1 means danger is present, there is a risk of injury, and immediate remedial action is required. C2 means a potentially dangerous condition has been found and urgent remedial action is required. FI means further investigation is required without delay because the inspection has identified a matter that cannot be classified on the available evidence. The codes are part of the report's findings and are linked to the overall outcome. A report is unsatisfactory if it contains a C1, C2 or FI observation. The presence of any of those codes means that the installation is not recorded as satisfactory for continued use until the matter is addressed or investigated. The code is not a description of the whole installation; it relates to the particular observation recorded by the inspector.

C3 means an improvement is advised. A C3 observation does not make the report unsatisfactory by itself. It records a matter that would improve the safety or quality of the installation but that is not classified as dangerous or potentially dangerous at the time of inspection. The distinction between C2 and C3 is important because a C2 requires urgent remedial action while a C3 is recorded for attention. FI is different again because it calls for further investigation rather than a defined repair. The inspector records the code against each observation and may add a description of the action needed. The overall satisfactory or unsatisfactory outcome follows from the codes used. For landlords in England, an unsatisfactory report triggers the remedial work requirements that apply to the private rented sector. The report remains a record of the condition at the time of inspection, and later work or investigation may change the recorded position.

How often do landlords need an EICR?

In England, private landlords must have an EICR at least every five years for private rented homes. The requirement comes from the 2020 Regulations. The five yearly interval is a maximum interval for the legal duty, not a statement that every installation will remain unchanged for that period. A report can specify a shorter interval or earlier action, and the report's findings must be followed. The duty applies to the fixed wiring of the property and is separate from portable appliance testing. The landlord must arrange the inspection and test, obtain the report and act on any unsatisfactory outcome within the required period. The report also has to be given to tenants and, on written request, to the local authority within the stated deadlines. The legal duty is linked to the property and to the tenancy, and records must be kept so that compliance can be shown.

Guidance for homeowners commonly refers to an interval of ten years, but that is guidance rather than the private rented legal duty in England. Houses in multiple occupation can be subject to licensing conditions and local requirements that add to the baseline position. The relevant local authority conditions are the source for those additional requirements. For private rented homes in England, the statutory baseline remains at least every five years, or sooner if the report says so. A new report may be needed after significant work, damage or a change in the installation, and the report itself can set out the next inspection date. The date of the inspection and the date of the next inspection are recorded on the report. Landlords must keep the report available for the period required and provide copies as required by the Regulations. The interval is therefore a legal minimum and a report specific date must be checked.

What are the deadlines after the inspection?

After an EICR is completed, the landlord must give a copy to existing tenants within 28 days. For new tenants, a copy must be given before they move in. If the local authority makes a written request, the landlord must give a copy to the local authority within seven days of that request. These deadlines apply to the report that has been obtained for the tenancy. The dates on the report and the date of the request are relevant when calculating the periods. The landlord must keep a record of when copies were given and to whom. Where the report is satisfactory, the copy provides evidence that the inspection has taken place. Where the report is unsatisfactory, the copy is given together with the information about the remedial work required. The deadlines run alongside the duty to carry out any remedial work within the period set by the report.

Remedial work must be carried out within 28 days, or sooner if the report says so. The 28 day period is a maximum for the work identified in the report, and the report can require earlier action for urgent faults. After the work is completed, written confirmation must be obtained and provided within 28 days of completion. The confirmation records that the remedial work has been done. The landlord must keep the report and the confirmation as part of the compliance record. Where a local authority requests documents, the seven day period for the report applies to the written request. The deadlines do not replace the need to act sooner where the report identifies danger. A C1 observation requires immediate action, and a C2 observation requires urgent action. The report's own wording and dates govern the remedial period where it specifies a shorter time.

What are the rules in Scotland, Wales and Northern Ireland?

Scotland has its own housing and electrical safety framework. The Repairing Standard applies to private rented housing, and the electrical installation must meet the standard. The five yearly inspection interval is used within that framework for the private rented sector. The Scottish requirements are separate from the English 2020 Regulations, and the relevant Scottish guidance and repairing standard provisions are the source for duties and evidence. Wales has the Renting Homes (Wales) regime, which sets electrical safety duties for rented homes. The five yearly interval applies under that regime for the private rented sector. The Welsh requirements are separate from the English position, and the Renting Homes provisions and associated guidance are the source for the detailed duties. In both Scotland and Wales, the report and any remedial action form part of the landlord's compliance record, and the dates on the report and the dates of any notices must be checked against the applicable regime.

Northern Ireland has separate housing and electrical safety arrangements. There is no single England style EICR duty in the same form, so current guidance from the relevant department or local council is the source to check at the date of inspection. The position can change, and any summary must be dated so that it is clear which guidance was used. For all three jurisdictions, the requirements differ in scope, terminology and enforcement. A report produced for a property in one jurisdiction is not a substitute for checking the duties that apply in another. Landlords with property in more than one jurisdiction must keep separate records for each property and each regime. The relevant primary legislation, regulations and current official guidance are the sources for the detailed rules. This summary is general and is not a substitute for the current guidance at the date of inspection.

What happens if a landlord does not comply?

Where a landlord does not comply with the EICR duties in England, the local authority can take enforcement action. A local authority may serve a remedial notice requiring the landlord to obtain a report or carry out remedial work. If the notice is not complied with, the local authority can arrange for the work to be done and recover its costs from the landlord. The local authority can also impose financial penalties of up to 30,000 pounds per breach. The penalty is a civil matter and is separate from any prosecution or other housing enforcement action. The authority must follow its enforcement policy and the statutory procedure. The landlord can make representations and can appeal against a penalty to the First-tier Tribunal. The tribunal considers the appeal under the applicable procedure.

The enforcement route depends on the breach. A failure to obtain an EICR, a failure to give a copy to a tenant, a failure to give a copy to the local authority on request, and a failure to carry out remedial work can each be treated as a breach. The local authority can use notices, works in default and financial penalties. The up to 30,000 pounds figure applies per breach, so more than one breach can lead to more than one penalty. The local authority can recover the cost of work it arranges. A landlord who receives a notice must check the date for compliance and the action required. A landlord who receives a penalty must check the appeal route and the time limit in the penalty notice. Records of the report, the copies given, the remedial work and the confirmation are relevant to any enforcement or appeal.

How do electricians produce and store EICRs?

Electricians can produce an EICR on paper or with digital certificate software. Paper forms are completed by hand or by typing into a template. Digital software allows test results, observation codes, photographs and signatures to be recorded in a structured format. Scheme providers such as NICEIC and NAPIT publish model forms and software options for their members. The report must record the extent and limitations of the inspection, the observations and codes, the test results and the overall outcome. The person carrying out the inspection signs the report. The report is then sent to the client, who for a rented property is usually the landlord or agent. The landlord passes copies to tenants and to the local authority as required. The electrician keeps a copy for the business record and for any later query.

Storage can be paper based or digital. Digital systems can hold the completed report, photographs, test results and signatures, and can generate a PDF for sending to the client. Retention periods are set by the scheme, insurer, contract or legal requirement, and the relevant period must be confirmed by the business. The report should be stored so that it can be retrieved and read for the retention period. Access should be controlled where the record contains personal data. A related guide to electrical certificate software sets out common features such as templates, test board entry, automatic calculation, image capture, client portals and audit trails. The guide can be used to compare how software stores and exports certificates. The choice of paper or software is an operational matter for the electrician and the business.

Frequently asked questions

How long is an EICR valid for a rental property?

In England, at least every five years, or sooner if the report recommends an earlier date.

What is the fine for not having an EICR?

Local authorities can impose financial penalties of up to £30,000 per breach in England.

Does a C3 code mean the report fails?

No, C3 is an improvement recommendation; C1, C2 and FI make the report unsatisfactory.

Do landlords have to give tenants the EICR?

Yes, existing tenants within 28 days and new tenants before they occupy the property.

How quickly must remedial work be done?

Within 28 days of the inspection, or sooner if the report specifies a shorter period.