Electrical Testing in London: EICR, Landlord Requirements and What to Expect

An Electrical Installation Condition Report (EICR) is an assessment of the fixed electrical installation in a property — the wiring, consumer unit (fusebox), sockets, light fittings, switches, and earthing/bonding arrangements. An EICR does not cover portable appliances (that is a PAT test) or electric shower units as a product (though their fixed wiring connection is checked). What an EICR electrician inspects: the consumer unit (fusebox): checks whether it is to current standards (RCD protection, adequate circuit breakers), whether it has a metal or non-metal enclosure (non-metal consumer units are an older type that does not meet current standards BS 7671:2018+A2:2022 for new installations, but may be accepted in an existing installation), and whether the circuits are correctly labelled and protected. Fixed wiring: a sample of circuits are tested including insulation resistance testing and continuity testing. The electrician uses specialist test equipment to verify that the wiring is in safe condition — checking for deterioration, damage, or poor connections. Sockets and light fittings: visual inspection for condition, correct earthing, and compliance. Earthing and bonding: checks that the property has a correct main protective earthing arrangement and supplementary bonding where required (particularly in kitchens and bathrooms). The four-point test outcomes: the EICR report is given one of four overall outcomes: Satisfactory (no codes, or C3 codes only) — the installation is safe. Unsatisfactory (contains C1 or C2 codes) — the installation has safety defects requiring remedial work.

The EICR uses a coding system to classify any defects found: C1 — Danger Present: an immediate safety risk that requires immediate action before the installation can be used safely. Examples: exposed live conductors, faulty earthing that creates a risk of electric shock. A C1 observation means the property is immediately dangerous and the landlord must arrange remedial work before tenants can continue occupying the property safely. C2 — Potentially Dangerous: a defect that does not represent an immediate danger but could become dangerous, and for which improvement is urgently required. Examples: an inadequate earthing or bonding arrangement, a circuit without RCD protection where required, an overloaded circuit. London landlords must arrange remedial work for all C2 observations to achieve a Satisfactory EICR. C3 — Improvement Recommended: an observation that does not directly affect safety but represents a deviation from the current edition of the wiring regulations or could be improved. Examples: a metal consumer unit is preferred to a plastic one; sockets in a kitchen could benefit from additional RCD protection. C3 observations do not prevent the EICR from being classified as Satisfactory — no remedial work is required to comply with the landlord EICR requirement, though improvement is recommended. FI — Further Investigation Required: the electrician cannot fully assess a part of the installation and recommends further inspection. An FI observation means the EICR cannot be classified as Satisfactory until the further investigation is completed and reported.

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 make EICRs a legal requirement for all rental properties in England: Requirement: all rental properties must have an EICR carried out at least every 5 years by a qualified and competent person. Landlords must provide a copy of the current EICR to existing tenants within 28 days of the inspection, and to prospective tenants before a tenancy starts. If a new EICR is required during a tenancy, tenants must receive the new EICR within 28 days of it being issued. A copy must be provided to the local authority on request within 7 days. If the EICR is Unsatisfactory (C1 or C2): all necessary remedial work must be completed within 28 days of the EICR date (or sooner if the report specifies a shorter timeframe). Confirmation of remedial work must be obtained from a qualified electrician. Enforcement: local authorities can impose fines of up to £30,000 for non-compliance with the Electrical Safety Standards Regulations. An Unsatisfied EICR does not mean a landlord must immediately vacate tenants — it means remedial work must be done within 28 days. For owner-occupiers: there is no legal requirement for an EICR at any specific interval for owner-occupied homes. However, an EICR is strongly recommended every 10 years for an owner-occupied property and every 5 years for a property with a swimming pool.

EICR cost in London: a standard EICR for a London 2-bedroom flat: £120-£200. A standard EICR for a 3-bedroom London terrace house: £150-£250. A large Victorian London house (4-5 bedrooms, multiple circuits): £200-£350. The cost varies depending on the number of circuits in the property and the time required for testing. Common remedial work costs following an Unsatisfactory EICR in a London Victorian property: Replacement of consumer unit (fusebox) to current standard: £400-£800. This is the most common C2 observation in London Victorian and inter-war properties — the original consumer unit may lack RCD protection. Adding RCD protection to existing circuits: £200-£500 depending on the number of circuits. Adding supplementary bonding in kitchen and bathroom: £100-£250. Replacing deteriorated or non-standard wiring on individual circuits: £150-£600 per circuit. Full rewire of a Victorian London property: see the london-rewiring-guide — typically £4,000-£10,000+ for a full house. A full rewire is the solution to a property with extensive C2 and C1 observations across multiple circuits — individual circuit repairs on a property with very old wiring can cost more than a systematic full rewire.

EICR certification requires a qualified and competent electrician. In practice, this typically means a qualified electrician registered with one of the following competent person schemes: NICEIC (National Inspection Council for Electrical Installation Contracting): the most widely recognised UK electrician certification body. A NICEIC registered contractor (Approved Contractor or Domestic Installer) can sign off an EICR. NAPIT (National Association of Professional Inspectors and Testers): an alternative certification body, equally valid. ECA (Electrical Contractors Association): trade body with member firms who hold appropriate qualifications. A City & Guilds 2391 (or equivalent) qualification in inspection and testing is a specific competency that signifies an electrician is qualified to carry out EICR testing — ask any electrician providing an EICR whether they hold this qualification. Red flags to avoid: any electrician offering an EICR at an unusually low price (under £80 for a full house) may be providing a superficial visual inspection rather than a proper electrical test — which carries little value and may not meet the legal requirements.