Testing & Certification — EICR
Purpose
This document covers how to carry out an Electrical Installation Condition Report (EICR) — what it involves, how to carry out the tests, how to code observations, and how to complete the certificate.
What Is an EICR?
An EICR is a formal assessment of an existing electrical installation. It determines whether the installation is in a satisfactory condition for continued use.
It is:
- Required by law for all privately rented residential properties in England (every 5 years, or on change of tenancy if report is more than 5 years old)
- Recommended for change of use, major renovation, or purchase of an older property
- Not a check of portable appliances — it covers fixed wiring only
Observation Codes
| Code | Meaning | Action |
|---|---|---|
| C1 | Danger present — risk of injury | Immediately dangerous — must be made safe before EICR is complete |
| C2 | Potentially dangerous | Must be rectified urgently (within 28 days) |
| C3 | Improvement recommended | Not dangerous, but does not meet current standards |
| FI | Further investigation required | Cannot assess without more investigation |
Unsatisfactory EICR: Contains any C1, C2, or FI code.
Satisfactory EICR: May still contain C3 codes — recorded but not indicating danger.
Preparation
- Agree access — all areas must be accessible including loft and sample floorboard points
- Review previous EICR if available
- Agree circuit switching with customer/tenant in advance — circuits will be isolated during testing
- Disconnect sensitive electronics and LED drivers before insulation resistance testing
The EICR Process
Step 1 — Visual Inspection
Consumer unit / distribution board:
- Type — rewirable fuses, MCBs, RCDs, RCBOs
- Condition — signs of overheating, burning, moisture
- Circuit labelling
- RCD protection present
- Enclosure type — metal (compliant) or plastic (C3)
- Main earthing and bonding visible
Wiring throughout the property:
- Cable condition — deterioration, damage
- Old wiring types — rubber insulation (potentially brittle), lead sheathed, aluminium conductors
- Correct cable support
Accessories:
- Physical condition — cracked, broken
- Signs of overheating — discolouration
- Correct rating for location — outdoor-rated, bathroom-rated where required
Earthing and bonding:
- Main earthing conductor present and connected
- Main bonding of gas and water pipes present and correct size
Step 2 — Testing
Use a calibrated multi-function test instrument (MFT).
Continuity of Protective Conductors
Test that earth conductors are continuous from consumer unit to all accessories on each circuit. Measure R1+R2 for ring circuits. Record values.
Insulation Resistance
Test with 500V DC between L-E, N-E (and L-N for new installations) on each circuit with all equipment disconnected.
Minimum acceptable: 1 MΩ per circuit.
Record all readings.
Polarity
Confirm live and neutral are correctly connected — not reversed. Test at the consumer unit and at a sample of accessories on each circuit.
Earth Fault Loop Impedance (Ze and Zs)
- Ze — measured at the origin (consumer unit)
- Zs — measured at the furthest point of each circuit
Zs must be low enough to ensure the protective device operates within the required disconnection time. Compare measured Zs against maximum permitted values in BS 7671 for the circuit's protective device.
Record Ze and all Zs values.
RCD Testing
For all RCDs and RCBOs:
- Test at rated trip current (IΔn) — must trip within 300ms
- Test at 5×IΔn — must trip within 40ms
- Test with the test button on the device
Record trip times in milliseconds.
Step 3 — Code the Observations
Common EICR observations:
| Observation | Typical code |
|---|---|
| No RCD protection on socket circuits | C2 |
| Rewirable fuses in consumer unit | C3 (C2 if other safety issues) |
| Old rubber insulation — brittle or cracking | C2 (C1 if exposed) |
| Plastic consumer unit (recent replacement) | C3 |
| No main bonding to gas or water | C2 |
| Damaged socket or switch | C2 or C3 depending on severity |
| No earth on sockets (old installation) | C2 |
| Insulation resistance below 1MΩ | C1 or C2 |
| Zs exceeds maximum for protective device | C2 |
Step 4 — Complete the EICR Certificate
The certificate must include:
- Extent of installation covered
- Limitations (anything that could not be inspected — state reason)
- Summary of the installation — age, type, earthing arrangement
- Supply characteristics — voltage, earthing system, Ze
- Overall condition — Satisfactory or Unsatisfactory
- Recommended frequency of next inspection (typically 5 years for rented; 10 years owner-occupied)
- Schedule of observations — all coded observations with locations
- Schedule of test results — all values recorded
- Engineer signature
Handing Over the EICR
The customer or landlord receives the completed EICR. File a copy in Simpro.
For a rental property:
- The landlord must provide the EICR to tenants within 28 days
- C1 or C2 codes must be remediated and confirmed in writing to the local authority within 28 days
Common Issues
| Situation | How to handle |
|---|---|
| Can't access part of the installation | Record as a limitation — note it cannot be assessed; may require FI code |
| Old installation with no earth | C2 — record and recommend remediation |
| Property has aluminium wiring | FI — specialist assessment needed |
| Customer wants a "pass" without remediating C1/C2 | Cannot certify as Satisfactory — explain legal obligations |