An Electrical Installation Condition Report (EICR) is a formal inspection of the fixed electrical wiring in a property. It identifies any defects, deterioration, or non-compliance with current safety standards (BS 7671). The report classifies issues by severity and confirms whether the installation is satisfactory for continued use.

When do I need an EICR?

Landlords are legally required to have an EICR carried out every 5 years or at each change of tenancy. Homeowners should have one every 10 years or when buying/selling a property. Commercial properties require an EICR every 5 years. You should also get one if you notice any electrical faults or have not had one before.

Is an EICR a legal requirement for landlords?

Yes. Since June 2020, the Electrical Safety Standards in the Private Rented Sector (England) Regulations require all private landlords to have electrical installations inspected and tested by a qualified person every 5 years. A copy of the report must be provided to tenants within 28 days.

EICR Testing & Landlord Certificates | Mid Somerset

EICR & Rewires

Electrical Safety,
Done Properly

Whether you need a landlord certificate, a full rewire, or a consumer unit upgrade -- we handle it all to current regulations with zero fuss.

01 What is an EICR?

An Electrical Installation Condition Report (EICR) is a formal, detailed inspection of the fixed electrical wiring in a property -- everything from the incoming supply and main earthing arrangement through to final circuits, sockets, light fittings, and protective devices. Carried out in accordance with BS 7671:2018+A2:2022 (the 18th Edition of the IET Wiring Regulations), the report identifies any defects, deterioration, damage, or non-compliance with current safety standards. Every issue found is classified by severity using a standardised coding system, giving you a clear picture of what needs urgent attention and what can be scheduled for improvement.

02 When Do You Need One?

Landlords (private rented): every 5 years or at each change of tenancy -- this is a legal requirement under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020
Commercial premises: every 5 years as recommended by BS 7671 and required by most insurers. Many commercial leases mandate a valid EICR as a condition of the tenancy
Owner-occupied homes: every 10 years, or when buying or selling a property
After any major alteration: extensions, loft conversions, kitchen refits -- any work that modifies existing circuits
Insurance requirement: many insurers now ask for a valid EICR before issuing or renewing cover. Without one, a claim involving electrical fire or damage could be voided
Any time you notice electrical faults, burning smells, or frequent RCD/MCB trips

03 The EICR Process: Step by Step

Our inspections follow the methodology set out in BS 7671 and the IET Guidance Note 3 (Inspection & Testing). Here is what happens during a typical EICR:

Visual inspection: We examine the installation for obvious defects -- damaged cables, missing covers, incorrect connections, signs of overheating, adequacy of earthing and bonding, and suitability of the existing consumer unit
Dead testing (supply isolated): Using calibrated Megger MFT1741/MFT1845 multifunction testers, we carry out continuity of protective conductors (R1+R2), continuity of ring final circuits, and insulation resistance testing at 500V DC across all circuits
Live testing (supply restored): We measure earth fault loop impedance (Zs) at every point to confirm disconnection times comply with BS 7671 Chapter 41. We also verify polarity, confirm correct phase rotation on three-phase supplies, and measure prospective fault current (PSCC) at the origin
RCD testing: Every RCD and RCBO is tested at 1x, 5x, and where applicable 1/2x rated residual current using a dedicated RCD tester. We verify trip times fall within the 300ms (1x) and 40ms (5x) limits specified in BS 7671
Reporting: All results are recorded on the official EICR form (model forms from the IET). The report details every circuit, its test results, and any observations or defects found. A schedule of inspections and a schedule of circuit details are included

04 Classification Codes Explained

Every defect or observation found during an EICR is assigned a classification code. These codes determine the overall outcome of the report:

C1 -- Danger Present: Risk of injury exists. Immediate remedial action is required. The installation is rated Unsatisfactory. Examples: exposed live parts, missing earth connections, overloaded circuits with signs of overheating
C2 -- Potentially Dangerous: The defect could become dangerous if not addressed. Urgent remedial action is required. Also rated Unsatisfactory. Examples: lack of earthing on circuits, absence of RCD protection where required, damaged cable insulation
C3 -- Improvement Recommended: The installation does not comply with the current edition of BS 7671 but did comply at the time of original installation. Does not affect the Satisfactory/Unsatisfactory outcome. Examples: lack of additional protection by RCD on socket circuits installed before the 17th Edition
FI -- Further Investigation: A potential defect has been identified but cannot be fully assessed without further investigation (e.g., opening up concealed wiring, lifting floorboards). Must be investigated and resolved before the report can be finalised

An installation is rated Satisfactory only when there are no C1 or C2 codes. If any C1 or C2 is present, it is Unsatisfactory and remedial work is required.

05 Landlord Legal Obligations

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 impose strict legal duties on private landlords:

Electrical installations must be inspected and tested by a qualified, competent person at least every 5 years
A copy of the EICR must be provided to existing tenants within 28 days of the inspection
A copy must be given to new tenants before they occupy the property
A copy must be supplied to the local authority within 7 days if requested
If the report is Unsatisfactory, all C1 and C2 defects must be remedied within 28 days (or sooner if the inspector specifies)
Non-compliance can result in fines of up to £30,000 per breach, enforcement notices, and in serious cases, a banning order from the PRS database
Local authorities have the power to arrange remedial works themselves and recover costs from the landlord

We issue the EICR, carry out any required remedial works, and provide the updated certification -- all in one service. No chasing separate contractors.

06 What Happens if You Fail?

If your EICR comes back Unsatisfactory, it is not the end of the world -- but it does need to be dealt with promptly:

C1 defects: We will make these safe immediately during the inspection wherever possible, or isolate the affected circuit to prevent danger
C2 defects: We provide a clear, itemised quotation for all remedial works. For landlords, these must be completed within 28 days
Remedial works: We carry out all necessary repairs -- replacing damaged cables, upgrading earthing, fitting RCD protection, replacing consumer units, correcting wiring errors
Re-inspection: After remedial works are completed, we re-test the affected circuits and issue an updated EICR confirming a Satisfactory outcome
Certification: You receive the completed EICR, the Electrical Installation Certificate (EIC) for any new work, and Minor Works certificates where applicable

We handle the full cycle from inspection through remedial works to final certification, so you have one point of contact throughout.

07 Insurance & Compliance

A valid EICR is increasingly important for insurance purposes and legal compliance:

Insurers: Many commercial and landlord insurance policies now require a valid EICR as a condition of cover. If a fire or electrical incident occurs and you cannot produce one, your insurer may refuse the claim entirely
Commercial leases: Most commercial tenancy agreements include a clause requiring the landlord to maintain a current EICR. Failure to comply can be a breach of lease
Fire risk assessments: Under the Regulatory Reform (Fire Safety) Order 2005, the responsible person must ensure electrical installations do not pose a fire risk. An EICR is the standard method of demonstrating compliance
Sale of property: Solicitors and conveyancers routinely request EICRs during property transactions. An Unsatisfactory report can delay or reduce a sale
Health & safety at work: The Electricity at Work Regulations 1989 require employers to maintain electrical systems in a safe condition. An EICR is the primary evidence of compliance

08 Our Testing Equipment

We use professional-grade, calibrated instruments for every inspection. Our test kit includes:

Megger MFT multifunction tester: Insulation resistance (at 250V, 500V, 1000V DC), continuity (200mA test current), earth fault loop impedance (Zs), prospective short circuit current (PSCC), and RCD testing -- all from one instrument
Earth loop impedance tester: Dedicated high-current loop tester for accurate Zs readings on heavily loaded circuits and for verifying Ze at the origin of the installation
RCD tester: Tests at 1/2x, 1x, 2x, and 5x rated residual current. Measures actual trip times in milliseconds. Tests both Type A and Type AC RCDs
Voltage indicator (GS38 compliant): Proving unit, fused test leads, and IP2X-rated probes as required by HSE Guidance Note GS38
Thermal imaging camera: Used to identify hot spots in distribution boards, loose connections, and overloaded circuits that are not visible to the naked eye
Cable identification and tracing equipment: For verifying circuit routes, identifying unlabelled circuits, and confirming ring final circuit continuity

All instruments are calibrated annually and carry valid calibration certificates. Test results you can trust.

09 Full & Partial Rewires

Older properties -- particularly those with original rubber or lead-sheathed cabling, imperial-sized conductors, or installations predating the 16th Edition -- often need a full or partial rewire to meet current standards. We strip back outdated wiring, install modern twin-and-earth or LSOH (Low Smoke Zero Halogen) cable, fit a new consumer unit with RCBO protection on every circuit, and certify the entire installation. Minimal disruption, clean finish, fully compliant with BS 7671:2018+A2:2022. All work is notified to Building Control via our NAPIT registration.

10 Consumer Unit Upgrades

If your fuse box still has rewirable fuses, an old MCB board without RCD protection, or a consumer unit that does not comply with the current non-combustible enclosure requirements of Amendment 3 (BS 7671), it needs upgrading. We fit modern, metal-clad consumer units with RCBOs for individual circuit protection -- meaning a fault on one circuit does not take out the rest of the property. We also label every circuit clearly and provide a full Electrical Installation Certificate (EIC) for the work. All notifiable under Part P of the Building Regulations and lodged with your local authority automatically through NAPIT.

Commercial & Industrial

Commercial EICR:
Larger Buildings, Complex Systems

Commercial EICRs are more involved than domestic inspections. Larger installations mean more circuits, more distribution boards, three-phase supplies, and stricter compliance requirements. Here is what sets a commercial EICR apart.

3P Three-Phase Testing

Most commercial premises operate on a three-phase (TPN) supply. We test each phase individually, verify phase rotation, measure voltage between phases (typically 400V) and phase-to-neutral (230V), and confirm balanced loading across all three phases. Earth fault loop impedance is measured on every circuit across all phases. Prospective fault current (PSCC) is recorded at the origin and at each distribution board.

DB Distribution Board Schedules

Commercial buildings often have multiple distribution boards -- main switch panel, sub-distribution boards per floor or zone, and specialist boards for mechanical plant, kitchen equipment, or server rooms. We produce detailed distribution board schedules for every board, documenting each circuit, its protective device rating, cable size, maximum Zs, and test results. This is essential documentation for facilities managers, insurance assessors, and future maintenance.

FS Fire Safety Integration

In commercial premises, the EICR sits alongside your fire risk assessment. We inspect emergency lighting circuits to BS 5266, fire alarm supply circuits to BS 5839, and fire-rated cabling. We verify that fire-rated enclosures, barriers, and seals are intact where cables pass through compartment walls and floors. This integrated approach means your EICR supports your fire safety case rather than contradicting it.

SC Sector-Specific Requirements

Different commercial environments have additional requirements:

Offices: Compliance with the Electricity at Work Regulations 1989 and DSE Regulations. PAT testing alongside the fixed installation EICR
Retail & hospitality: High-demand circuits for commercial kitchens, refrigeration, and display lighting. Verification of isolation facilities and emergency switching
Warehouses & industrial: High-bay lighting, three-phase machinery supplies, external lighting and CCTV circuits, and hazardous area considerations
Healthcare & care homes: More stringent requirements under HTM 06-01. Shorter inspection intervals and additional testing of medical equipment circuits
HMOs: Each unit and all common areas must be included. Landlords of licensable HMOs face additional scrutiny from local housing authorities

NA NAPIT & Part P Compliance

DS Electrical is a NAPIT Approved Contractor, which means we are assessed annually for competence and compliance. All notifiable work under Part P of the Building Regulations (England and Wales) is automatically registered with your local authority through our NAPIT membership. You receive full certification including Electrical Installation Certificates (EICs), Minor Works certificates, and EICR reports -- all lodged on the national database and traceable through your local Building Control office. We are also CHAS accredited and carry £2M public liability insurance.

TM Minimal Disruption to Your Business

We understand that power outages cost money. For commercial EICRs, we work with you to schedule testing during quiet periods, out of hours, or over weekends where needed. Dead testing (which requires circuit isolation) is planned in advance so critical systems -- servers, refrigeration, security, fire alarms -- are affected for the shortest possible time. We carry temporary power distribution equipment to maintain essential services during extended testing periods.

Commercial EICR Testing
Somerset