An electrical safety inspection is a formal assessment of a property’s fixed wiring, consumer unit, and protective devices. In the UK, this process produces an Electrical Installation Condition Report (EICR)—the standard document that confirms whether your electrical systems meet current safety standards.
This isn’t a quick visual check or a casual once-over. A proper electrical safety check involves systematic testing of circuits, verification of earthing and bonding arrangements, and detailed examination of all fixed electrical installations against BS 7671:2018 (the IET Wiring Regulations). The inspection determines whether your installation is safe for continued use.
From 1 November 2025, penalties for landlord non-compliance in England are increasing significantly—up to £40,000 for certain breaches. This change makes understanding your obligations more urgent than ever.
Electrical safety inspections apply across property types. Rental properties in the private rented sector require inspection at least every 5 years. Commercial properties and workplaces typically need inspections every 3–5 years, depending on the environment. Socially rented homes and privately rented homes alike fall under regulatory requirements designed to keep tenants safe.
The benefits of regular inspection and testing extend beyond legal compliance:
Who most urgently needs an inspection now?
An electrical safety check involves a combination of visual examination, electrical tests using calibrated instruments, and production of a formal written report. The process follows established protocols to ensure nothing critical is missed.
A qualified electrician will isolate circuits systematically, test wiring and protective devices, and record all observations against BS 7671:2018 (currently Amendment 2). Every measurement and finding becomes part of the permanent record in your electrical condition report.
Main elements of an inspection:
ElementWhat’s CheckedVisual inspectionAccessories, visible wiring, signs of damage or overheatingCircuit testingContinuity, insulation resistance, polarityRCD operationTrip times at rated current and 5x rated currentEarthing and bondingMain earth, bonding to services, protective conductorsSupply characteristicsVoltage, prospective fault current, external loop impedance
The inspection focuses on fixed electrical installations: the consumer unit (fuse box), fixed cables running through walls and ceilings, switches, sockets, light fittings, and earthing arrangements. Electrical appliances that plug in are normally covered separately under Portable Appliance Testing (PAT).
The typical outputs are either a “satisfactory” EICR—meaning no immediately dangerous or potentially dangerous issues were found—or an “unsatisfactory” EICR with coded observations requiring remedial action.
Example scenario: Consider a 3-bed 1930s semi in South London being inspected. The electrician arrives and spends approximately 30 minutes reviewing the property layout and previous documentation. They then work methodically through each circuit, testing approximately 10-12 circuits over 4-5 hours. The consumer unit shows signs of age, several sockets lack earthing, and the bathroom circuit has no RCD protection. The result: an unsatisfactory report with C2 observations requiring urgent remedial work.
An Electrical Installation Condition Report (EICR) is the standard document produced after an electrical safety inspection in the UK. It’s your definitive record of whether the electrical systems in a property meet current safety requirements.
The EICR assesses whether an installation is safe for continued use and whether it complies with the current edition of BS 7671 at the time of testing. For landlords, this electrical safety report serves as proof of compliance with regulations and evidence of due diligence in maintaining your property safe.
What an EICR includes:
New electrical work is usually covered by an Electrical Installation Certificate (EIC) or Minor Works Certificate. A full EIC issued after a rewire or significant upgrade can postpone the need for an EICR for up to 5 years from the completion date.
Understanding observation codes:
CodeMeaningAction RequiredC1Danger presentImmediate remedial action—make safe nowC2Potentially dangerousUrgent action required, typically within 28 daysFIFurther investigation requiredCannot assess without additional workC3Improvement recommendedAdvisory only, not affecting overall result
Keep your EICR with property documents. Provide copies to buyers, insurers, tenants, and local authority representatives when requested. For landlords, this electrical safety certificate forms part of your legal compliance documentation.
During a condition report EICR inspection, the electrician examines every aspect of the fixed installation that could present a risk.
Consumer unit/fuse box checks:
Fixed wiring examination:
Accessories inspection:
Earthing and bonding verification:
Special locations with extra requirements:
“Fixed wiring” (or “fixed wire installation”) refers to the permanent parts of the electrical system built into the property structure. These are the electrical installations that an EICR covers.
Examples of fixed wiring included in an EICR:
Standard EICRs do not usually include portable or plug-in electrical equipment such as kettles, computers, fridges, or vacuum cleaners. These items fall under Portable Appliance Testing (PAT), which is a separate process.
When to combine EICR with PAT:
Throughout this article, “electrical installation” refers to the fixed structure, while “electrical equipment” refers to portable appliances.
Basic visual checks property owners can perform between formal tests:
These observations help you identify when an earlier inspection might be needed—but they’re never a substitute for a proper EICR carried out by a competent person.
Duration depends on property size, age of the installation, number of circuits, and ease of access to accessories and equipment.
Typical timeframes by property type:
Property TypeApproximate CircuitsTypical DurationStudio flatUp to 62–3 hours1-2 bed flat6–83–4 hours3-bed house10–12Half day (4–5 hours)4-5 bed house12–18Full day (6–8 hours)Small commercial unit15–25Full day or more
Electricians typically allow around 30–45 minutes per circuit for testing in older or more complex installations. Properties with knob-and-tube wiring, aluminium conductors, or multiple extensions may take considerably longer.
Having previous EICRs, circuit schedules, and clear labelling can significantly reduce time on site. If the electrician can understand your installation quickly, they spend less time investigating and more time completing the formal testing.
Before the inspection, ensure:
Power will need to be turned off to some or all circuits during parts of the inspection. Businesses often choose evening or weekend appointments to minimise disruption to operations.
The inspection follows a logical sequence: preparation, visual inspection, dead testing (power off), live testing (power on), and report writing.
Preparation tasks:
Visual inspection phase:
Dead testing (power off):
Live testing (power on):
After testing, the electrician reinstates power safely, labels any circuits with immediate danger present, and completes the EICR with written recommendations and the date for next inspection.
The visual element identifies issues that testing alone might miss—physical damage, poor workmanship, and signs of deterioration.
Socket and switch checks:
Cable route observations:
Special risk areas:
Consumer unit examination:
Landlords and owners should tidy areas around the consumer unit and main intake position before the visit. Clear access allows thorough visual checks without time-consuming furniture moving.
Testing confirms what the eye cannot see, using calibrated instruments to measure electrical characteristics that indicate safety.
Dead tests (power isolated):
TestPurposeTypical ValuesCPC continuityConfirms earth path intactShould be low (typically <1Ω)Ring continuityVerifies ring circuits completeMust show expected valuesInsulation resistanceChecks for breakdownMinimum 1MΩ (usually much higher)
These tests use DC voltages (typically 250V or 500V) applied between conductors to detect deterioration invisible to the naked eye.
Live tests (power restored):
TestPurposeWhat It ShowsEarth fault loop impedance (Zs)Protective device will operateDisconnection within required timesRCD testingSafety device trips correctlyResponse at rated current and 5xVoltage measurementsSupply is correctExpected 230V ±6%
Some sensitive equipment may need to be unplugged before testing to avoid nuisance tripping or damage. Coordination with occupants about computers, servers, and alarm systems is important.
Results are recorded circuit by circuit on the test schedule within the EICR. This documentation forms part of the evidence base if there’s ever an insurance claim or legal dispute.
RCD stands for Residual Current Device—a safety device that trips if it detects current flowing to earth (indicating a fault). Modern regulations require RCD protection for many circuits to prevent electric shock.
Understanding the codes and comments on an EICR is essential for deciding what work needs doing and how quickly. The report might look technical, but the key information is straightforward once you know what to look for.
An overall “satisfactory” result means no C1, C2, or FI items are present. The installation is in satisfactory condition for continued use. There may still be C3 recommendations for improvement, but these don’t affect the overall assessment.
Code definitions with examples:
CodeDefinitionExampleC1Danger presentExposed live conductors in consumer unit, requires immediate remedial actionC2Potentially dangerousAbsence of RCD protection for sockets supplying outdoor equipmentFIFurther investigation requiredCircuits whose origin cannot be safely identified without additional workC3Improvement recommendedOld but serviceable consumer unit not to latest standard
C1 items should be made safe or taken out of service immediately—often while the electrician is still on site. C2 and FI issues require urgent remedial work or investigation required, typically completed within 28 days for rental properties.
Ask the inspector to talk through the report, especially for larger or older installations where multiple recommendations may appear. A good electrician will explain what each finding means in practical terms.
Keep a simple action list derived from the EICR, with target dates and contractor quotes. This demonstrates due diligence to regulators, insurers, and anyone asking about your property’s electrical safety standards.
An “unsatisfactory” EICR is not a failure of the landlord or owner—it’s a clear signal that remedial work is needed to bring the installation up to safe standards.
For landlords in England:
The legal requirement is to arrange remedial work or further investigation by a qualified person within 28 days of the inspection date (or sooner if the report specifies). This applies whether you’re renting to a new tenant or an existing tenant.
Steps to take:
For landlord properties, copies of the original unsatisfactory EICR and proof of remedial work may need to be supplied to the local authority on request. If a landlord fails to comply, penalties can be significant.
Keep before-and-after documentation including:
This paper trail protects you in future audits, insurance claims, or tenant queries.
Different types of property occupiers face different obligations around electrical safety—some legally required, others strongly recommended.
Private landlords in England:
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, most landlords must have the electrical installation inspected at least every 5 years. This is a landlord’s responsibility that cannot be delegated away. You must provide a copy of the electrical safety report to each existing tenant within 28 days of the inspection, and to any new tenant before they move in.
Commercial and industrial premises:
The Electricity at Work Regulations 1989 require that electrical systems are maintained to prevent danger. While there’s no prescribed inspection interval, this effectively means regular periodic inspection is necessary. Many insurers and health and safety advisors recommend 3–5 year cycles for standard commercial properties.
Homeowners:
There’s no legal requirement for owner-occupiers to have an EICR. However, insurers, mortgage lenders, and surveyors may require or strongly recommend one—especially on sale, after a tenant moves out, or following major works. Given that electrical installations deteriorate over time, a periodic inspection every 10 years is sensible practice.
From 1 November 2025:
Maximum financial penalties for certain breaches are increasing to £40,000. Evidence of regular inspections and prompt remedial action is more important than ever for anyone managing rental properties.
Diarise future inspection dates—typically 5 years from the EICR issue date, or shorter if the electrician specifies. Align electrical checks with other safety requirements like gas safety certificates and fire risk assessments.
Frequency depends on property type, usage, and risk profile. These are the current recommendations:
Residential properties:
Commercial and industrial:
Schedule an earlier inspection if you notice:
After major refurbishments or extensions, ensure new work is properly certified before integrating it into your overall inspection cycle. The EIC for new work starts the clock on when that section next needs examination.
Always check the “recommended date of next inspection” field on your current EICR—and don’t exceed it.
Costs vary according to property size, location, and number of circuits. Here are realistic figures to help with budgeting.
Residential EICR pricing (indicative, 2025):
Property TypeTypical CircuitsPrice Range (+ VAT)Studio/1-bed flatUp to 6£130–£1702-bed flat/house6–10£170–£2503-bed house10–12£200–£3004-5 bed house12–18£300–£450Larger properties18+£450+
Commercial EICR pricing:
Common pricing models:
Remedial work is normally priced separately—the EICR fee covers inspection and reporting only. An unsatisfactory result will require additional expenditure to address.
When obtaining quotes, confirm exactly what’s included: number of circuits covered, travel costs, report format (digital or paper), and any post-inspection support.
After an EICR, you may face additional costs for remedial work. Understanding common requirements helps with planning and budgeting.
Common remedial items:
Work RequiredTypical Cost RangeConsumer unit replacement (domestic)£400–£800Main bonding upgrade£150–£300Adding RCD protection to circuit£100–£200 per circuitReplacing damaged cables (accessible)£80–£150 per cableSocket/switch replacement£40–£80 per accessoryFull rewire (3-bed house)£3,500–£6,000
If budget is limited, ask contractors to prioritise C1 and C2 items first. C3 improvements can be scheduled as planned upgrades over time.
After remedial work:
Landlords and businesses should incorporate electrical maintenance into annual budgets. A small provision each year prevents shock when larger one-off costs arise. The cost of an EICR is minimal compared to the risk of fire, injury, or regulatory penalties.
Using a competent, registered electrician ensures both safety and compliance. Not everyone who calls themselves an electrician is qualified to carry out EICR work.
Check membership of recognised bodies:
Verify registration numbers on official websites—don’t just take someone’s word for it. These bodies maintain searchable databases of registered contractors.
For landlord EICRs, the person must be “competent and qualified” as defined in government guidance. This means recent training in BS 7671 and specific competence in inspection and testing, not just general electrical work.
Questions to ask before booking:
Obtain written quotations from at least two or three contractors. Check online reviews and ask for references from similar properties. Confirm professional indemnity and public liability insurance before confirming any booking.
Larger landlords or businesses may benefit from digital compliance platforms that track inspection dates across multiple properties, send automated reminders, and store certificates securely.
Good preparation reduces inspection time and cost while ensuring the electrician can work efficiently.
Access requirements:
Practical preparation:
For sensitive equipment:
Documentation to gather:
For rental properties:
Whether you’re a landlord managing rental properties, a business owner responsible for commercial premises, or a homeowner wanting peace of mind, regular electrical testing is fundamental to safety. The cost of an inspection is minimal compared to the consequences of faulty wiring—and the regulatory penalties now facing those who neglect their duties.
Review your current EICR today. If it’s more than five years old, if your property has never had one, or if you’re seeing signs of electrical problems, it’s time to book an inspection with a qualified electrician.
