Electric certificate: your EICR explained

An Electrical Installation Condition Report (EICR), often called an electric certificate, is a formal document assessing the safety of electrical installations in a property. For UK property owners and landlords, understanding these reports and their legal requirements is crucial for compliance and tenant safety. This guide demystifies the EICR process, helping you navigate inspections, reports, and remedial work with confidence.

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What is an electric certificate (EICR)?

An EICR is a comprehensive check of a property's fixed electrical wiring, consumer unit, sockets, switches, and light fittings. It identifies any deterioration, defects, or dangerous conditions that could pose risks to occupants. This report is not a guarantee that every electrical item in your property is safe, nor does it cover portable appliances like kettles or computers, which require separate Portable Appliance Testing (PAT). Instead, it provides a professional assessment of the fixed installation's current condition against the latest British Standard, BS 7671 (IET Wiring Regulations).

Purpose of an EICR

The primary purpose of an EICR is to ensure the safety of electrical installations. It helps to identify potential electric shock risks, fire hazards, defective electrical work, and issues like overloaded circuits or a lack of proper earthing or bonding. By highlighting these concerns, an EICR helps property owners maintain a safe environment and prevent serious incidents.

Key components of the electrical installation condition report

An EICR details the findings of the inspection, categorising any issues found using a graded code system. The report will state whether the electrical installation is satisfactory or unsatisfactory. If issues are found, it will list observations that require remedial work or further investigation, and specify the deadline for the next inspection.

Why do you need an electric certificate?

Obtaining an EICR is not just a bureaucratic step; it's a fundamental aspect of property management, ensuring safety and protecting your investment.

Ensuring safety

The most important reason to have an EICR is to ensure the safety of those living in or using the property. Faulty electrical installations can lead to electric shocks, fires, and other serious hazards. Regular inspections help to identify and rectify these dangers before they cause harm.

Protecting your property and investment

An EICR protects your property by identifying issues that could lead to costly damage, such as overheating circuits or faulty wiring. For landlords, an invalid EICR can lead to non-compliance with regulations, potential legal penalties, and even invalidate landlord insurance policies. For homeowners, while not legally mandated, an EICR is highly recommended, especially for older properties or when buying or selling a home, as it provides peace of mind and can highlight necessary upgrades. Understanding your home's electrical health can also complement efforts to improve overall energy efficiency.

Legal requirements for landlords

For landlords in England, EICRs are a legal obligation, ensuring electrical safety for tenants.

The electrical safety standards in the Private Rented Sector (England) regulations 2020

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force on 1 June 2020. These regulations applied to new tenancies from 1 July 2020 and to all existing tenancies from 1 April 2021. Under these regulations, landlords must ensure that electrical safety standards are met throughout the tenancy.

Frequency of inspections

Landlords must ensure their rental properties are inspected and tested by a qualified person at least every five years. However, the electrician may specify a shorter timeframe on the report if conditions warrant it, and that shorter period then becomes the legal deadline for the next inspection.

Consequences of non-compliance

Failing to comply with electrical safety regulations can lead to significant penalties. Local authorities can impose a financial penalty of up to £40,000 per breach. Non-compliance can also hinder a landlord's ability to manage their property, register on the Private Rented Sector (PRS) Database, and serve valid possession notices.

The EICR process: step-by-step

Obtaining an EICR involves a clear process, from finding an electrician to receiving the report.

Preparing for the inspection

Before the inspection, ensure clear access to the consumer unit (fuse box), all electrical outlets, light fittings, and any other fixed electrical accessories. Inform your tenants about the inspection date and time, as the electrician will need access to all areas of the property.

What happens during the inspection

A qualified electrician will conduct a thorough inspection and test of the fixed electrical installation. This includes checking the earthing and bonding arrangements, testing circuit protective devices, verifying polarity at each point, and identifying any signs of overheating or damage. The inspection involves both visual checks and live testing of every circuit.

Receiving your report

After the inspection, the electrician will issue an EICR detailing their findings. This report will classify any identified issues and state whether the overall installation is satisfactory or unsatisfactory. Landlords must provide a copy of the EICR to existing tenants within 28 days of the inspection and to new tenants before they move in. If requested, a copy must also be provided to prospective tenants within 28 days and to the local authority within 7 days.

Understanding your EICR report

The EICR uses specific codes to classify the severity of any defects or non-compliances found. Understanding these codes is essential for knowing what action to take.

Classification codes: C1, C2, C3, and FIE

During an EICR, electricians use four main observation codes to classify issues:

• C1 (danger present): This indicates an immediate risk of injury. The electrician should make the situation safe immediately, often by isolating the affected circuit. A C1 code automatically results in an unsatisfactory report.
• C2 (potentially dangerous): This means there is a defect that could become dangerous if left unaddressed. Urgent remedial action is required, and a C2 code also leads to an unsatisfactory report.
• C3 (improvement recommended): This code highlights non-compliance with current wiring regulations but does not pose an immediate or potential danger. Remedial work is recommended but not legally required for the report to be deemed satisfactory.
• FIE (further investigation required): This means something has been found that requires more investigation before the electrician can confirm if it's safe or not. This also results in an unsatisfactory report.

Acting on recommendations and remedial work

If your EICR is unsatisfactory due to C1, C2, or FIE codes, you must carry out the necessary remedial work within 28 days, or sooner if specified in the report. Once the work is completed, you must obtain written confirmation from a qualified professional (such as a satisfactory EICR or a Minor Electrical Installation Works Certificate) and provide this, along with the original report, to your tenant and the local council within 28 days.

How much does an electric certificate cost?

The cost of an EICR varies depending on several factors, but it's a necessary investment for safety and compliance.

Factors affecting EICR pricing

The price of an EICR is influenced by property size, location, and the complexity of the electrical system. Larger homes with more circuits generally cost more to inspect, as do older properties or those with complex layouts. Prices in London and the South East are typically higher than in other regions.

Typical cost ranges in the UK

The cost of an EICR in the UK typically ranges from £100 to £300. For a 1-2 bedroom property, you might expect to pay between £120 and £200, while a 3-bedroom house typically costs £200-£250. Some budget services for smaller properties can start from around £69, though prices vary by provider.

Choosing a qualified electrician

The quality and validity of your EICR depend entirely on the competence of the electrician performing the inspection.

Finding a registered professional

An EICR must be carried out by a qualified and competent person. While the law doesn't specify which qualification an electrician needs, it refers to a "competent person" with adequate training and experience. The simplest way to ensure competence is to choose an electrician registered with a recognised scheme such as NICEIC or NAPIT. You can search for registered electricians on the Electrical Competent Person Register.

What to look for in an EICR provider

When choosing an electrician for an EICR, look for someone who holds relevant inspection and testing qualifications, such as City & Guilds 2391-52. They should also have documented experience in conducting periodic inspections and carry public liability insurance. Always ask to see their qualification certificates and verify their scheme registration.

Fuse Energy aims to provide clear, actionable information about electrical certificates, empowering property owners with knowledge to manage their property's safety and compliance. While Fuse Energy does not offer EICR inspection or remedial services directly, we are committed to being a trusted source of information on home energy safety.

Managing your home's energy should be simple and transparent. Fuse Energy offers clear pricing, real-time usage data through our app, and 24/7 human support to help you stay on top of your energy bills. Switching is quick and easy, allowing you to take control of your energy from day one. Click here to switch to Fuse Energy today.