An EICR, or Electrical Installation Condition Report, is one of the documents we ask to see on almost every fire risk assessment. Most Responsible Persons know they should have one, but fewer are sure what it covers, how often it is needed or what the codes in it mean. In this post we explain what an EICR is, what the law says about it, and how to use it as part of managing fire safety in your building.
What is an EICR?
An EICR is a formal report on the condition of a building's fixed electrical installation. That means the wiring, consumer units and distribution boards, sockets, switches, light fittings and any other equipment that is permanently connected. It is produced after a periodic inspection and test by a qualified electrician, who checks the installation against BS 7671, the national standard for electrical installations, often known as the IET Wiring Regulations.
The inspection usually starts with a visual check of the accessible parts of the installation, followed by a series of tests on the circuits. The electrician looks for damage, wear, overloading, missing protection and anything else that falls short of the standard. The report records what was found, gives an overall verdict of satisfactory or unsatisfactory, and recommends a date for the next inspection.
What an EICR does not coverAn EICR deals with the fixed installation only. Portable appliances, such as kettles, heaters and extension leads, are dealt with separately, usually through portable appliance testing. Your fire alarm and emergency lighting also need their own servicing and test certificates, under BS 5839-1 and BS 5266-1. An EICR may include the circuits that supply them, but it does not show that they work as fire safety systems.
Why electrical safety matters for fire safety
Electricity is one of the most common sources of ignition in buildings. Faults such as loose connections, damaged cables, overloaded circuits and ageing equipment can produce enough heat to start a fire, often in places nobody can see, such as inside walls, above ceilings or in the cupboard that houses the distribution board.
A fire risk assessment looks at how a fire could start and how well the building would protect people if one did. The electrical installation plays a part in both. Your assessor will want to know that it has been inspected and that any defects have been put right. BS 7671 also contains requirements with a direct bearing on fire safety, such as:
- sealing the gaps where cables pass through fire-resisting walls and floors, so that fire and smoke cannot spread through them
- supporting cables so they do not collapse early in a fire and entangle people escaping or firefighters, which matters most along escape routes
- using enclosures and protective devices that reduce the chance of an electrical fault developing into a fire
What the law says
In workplaces, the Electricity at Work Regulations 1989 require electrical systems to be maintained, so far as is reasonably practicable, to prevent danger. They do not set a fixed inspection interval, but periodic inspection and testing to BS 7671, recorded in an EICR, is the accepted way to show that the duty is being met. Under the Fire Safety Order, the Responsible Person must also reduce the risk of a fire starting, and a current EICR is one of the clearest pieces of evidence that electrical sources of ignition are under control.
For privately rented homes in England, including HMOs, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 set specific rules. Landlords must have the installation inspected and tested by a qualified and competent person at least every five years, or sooner if the previous report says so. A copy of the report must be given to existing tenants within 28 days of the inspection, to new tenants before they move in, and to the local council within seven days of a request. Any remedial work or further investigation must be completed within 28 days, or a shorter period if the report specifies one. Councils can impose a financial penalty of up to £30,000 for a breach.
In Wales, the Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 require landlords to hold a valid electrical condition report throughout each period of occupation. A report is valid for five years, or for a shorter period if it recommends one, and a copy must be given to the contract holder. If the landlord does not comply, the home is treated as unfit for human habitation.
Understanding the codes
Each problem the electrician finds is given a classification code, which tells you how serious it is:
- C1, danger present. There is a risk of injury and immediate action is needed. The electrician will often make the item safe before leaving.
- C2, potentially dangerous. Urgent remedial action is required.
- C3, improvement recommended. The item does not meet the current standard, but it is not considered dangerous.
- FI, further investigation required. The electrician has found something that needs looking into without delay before it can be classified.
Any C1, C2 or FI item makes the overall report unsatisfactory. C3 items alone do not, but they are still worth discussing with your electrician and your fire risk assessor, as some may be relevant to the fire risk in your building, particularly in premises where people sleep.
Keep the paperwork togetherAn unsatisfactory EICR should be followed by written confirmation from the electrician that the remedial work has been completed, such as an Electrical Installation Certificate or a Minor Works Certificate. Keep this with the original report, so you can show an inspecting officer both the problem and how it was resolved.
How often do you need an EICR?
For rented homes, the law sets a maximum of five years. For other buildings, BS 7671 says the frequency should be decided by the type of installation, how it is used, how well it is maintained and the conditions it is exposed to. IET Guidance Note 3 gives recommended maximum intervals for the first periodic inspection, such as:
- rented homes and residential accommodation, such as HMOs, every five years
- offices, shops and other commercial premises, every five years
- schools and other educational buildings, every five years
- industrial premises, every three years
These are upper limits, and the electrician must give a recommended date for the next inspection along with the reason for it. If that date is sooner than the guidance suggests, you should follow it. An earlier inspection is also sensible after a change of use, significant building work, or any fire or flood damage.
The current version of the standard is BS 7671:2018+A4:2026, which replaced the previous version on 15 October 2026, so new EICRs are now produced against Amendment 4. A new amendment does not make an existing report invalid, and older installations do not need to be rewired simply because they were installed to an earlier edition. Your electrician may, however, recommend improvements.
Getting the most from your EICR
As a Responsible Person, there are a few simple steps that will make your EICR far more useful, both to you and to your fire risk assessor:
- use a qualified electrician who is registered with a recognised scheme, such as NICEIC or NAPIT
- check that the report covers the whole of the installation you are responsible for, as in a block of flats the landlord's supply to the common parts is separate from the supply to each flat
- read the limitations section, which lists any areas that were not inspected or tested, such as locked rooms or inaccessible ceiling voids
- deal with C1, C2 and FI items promptly and keep written evidence that the work was done
- keep the EICR with your fire safety records and put the next inspection date in your diary
- send a copy to your fire risk assessor before their visit, so it can be reviewed as part of the assessment
Need a fire risk assessment?
As part of every fire risk assessment, our ABBE Level 3 and 4 qualified assessors review your electrical safety records, including your EICR, alongside your fire alarm, emergency lighting and fire door arrangements. We work with businesses, landlords and managing agents across the North West, North Wales and the West Midlands. If you would like an assessment or a review of an existing one, please get in touch.
Get a quote Fire risk assessmentsThis article provides general guidance only and does not replace a fire risk assessment or professional advice specific to your premises. Legislation and guidance referred to apply in England unless otherwise stated.