EICR: Electrical Installation Condition Report Explained

If you are preparing to sell your home, you will almost certainly encounter questions about the condition of the electrical installation. The buyer's solicitor will raise it through the TA6 Property Information Form, and if there are any concerns, the mortgage lender may make a satisfactory report a condition of lending. The document at the centre of this process is the Electrical Installation Condition Report, known as an EICR.

This guide explains what an EICR covers, how the inspection works, what the observation codes mean, and how the report fits into the house selling process. Whether you are considering getting one before you list or responding to a request from the buyer's side, this is what you need to know.

What an EICR covers

An EICR is a comprehensive inspection and test of the fixed electrical installation in a property. It does not cover portable appliances (kettles, lamps, televisions) or anything that plugs in — only the permanent wiring, circuits, and associated components. The electrician examines and tests the following areas:

• Consumer unit (fuse board). The main distribution board where circuits originate. The electrician checks the condition, labelling, and whether modern RCD (residual current device) protection is fitted.
• Wiring and cables. The condition and type of wiring throughout the property, including whether it shows signs of deterioration, damage, or thermal stress.
• Earthing and bonding. The main earthing arrangement and supplementary bonding in kitchens and bathrooms. Adequate earthing is critical for safety.
• Circuits. Each circuit is individually tested for continuity, insulation resistance, and polarity. The electrician verifies that protective devices (MCBs, RCBOs, fuses) are correctly rated for the cables they protect.
• Accessories. A sample of sockets, switches, light fittings, and other accessories are inspected for damage, correct wiring, and secure fixings.
• External installations. Outdoor lighting, garden sockets, and any other external electrical fittings connected to the property's fixed installation.

The inspection typically takes two to four hours for an average three-bedroom house, though older or larger properties with more circuits may take longer. The electrician will need access to the consumer unit and all rooms, and some circuits will need to be switched off temporarily during testing.

How the EICR observation codes work

When the electrician identifies any departure from the current wiring regulations (BS 7671), they record it as an observation and assign a classification code. These codes are standardised across the industry and determine whether the overall report is graded as satisfactory or unsatisfactory.

An EICR with no observations, or with only C3 observations, receives a satisfactory overall grade. Any C1 or C2 observation means the report is unsatisfactory. If you receive an unsatisfactory report, the electrician will list the remedial work needed. Once the work is done and the circuits retested, the report is updated and can be reissued as satisfactory.

When sellers need an EICR

There is no legal requirement for owner-occupier sellers in England and Wales to obtain an EICR before selling. This is different from the position for landlords, who are legally required to have a valid EICR under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.

However, the practical reality is that an EICR is requested in the majority of house sales, particularly in these situations:

• The property is older. If the wiring has not been updated in 25 years or more, the buyer's solicitor or surveyor is very likely to request an EICR. Properties with dated consumer units, visible old wiring, or a lack of RCD protection will almost always trigger a request.
• The surveyor raises concerns. A homebuyer survey or building survey often comments on the condition of the electrics. If the surveyor recommends further investigation by a qualified electrician, the buyer or their lender will require an EICR.
• Electrical work has been carried out. If you disclose on the TA6 form that electrical work has been done, the buyer's solicitor will ask for the relevant certificates. If you cannot produce them, an EICR is the most practical alternative. See our guide on selling a house with electrical issues for more detail.
• The mortgage lender requires it. If any information suggests the electrics may be defective, the buyer's lender may add a condition requiring a satisfactory EICR before releasing funds.
• The property is tenanted. If you are selling a rental property, you are legally required to have a current EICR and must provide it to the buyer.

Even where none of these situations applies, getting an EICR before listing is a sensible precaution. It provides a document you can share proactively, reduces the number of enquiries the buyer's solicitor needs to raise, and gives you time to address any issues on your own terms.

What happens during the inspection

Understanding what to expect on the day makes the process straightforward. Here is how a typical domestic EICR inspection works:

1. Visual inspection. The electrician begins by visually examining the consumer unit, checking for signs of overheating, damage, or corrosion. They inspect visible wiring runs, accessories (sockets, switches, light fittings), and any external installations.
2. Dead testing. With circuits switched off, the electrician carries out continuity tests on protective conductors, insulation resistance tests between live conductors and earth, and polarity checks to confirm wiring is correctly connected.
3. Live testing. With circuits switched back on, the electrician measures earth fault loop impedance, tests RCDs to confirm they trip within the required time, and verifies that protective devices are correctly rated for the cables they protect.
4. Sampling. The electrician inspects a representative sample of accessories — typically opening a proportion of sockets and switches to check internal wiring and connections. BS 7671 guidance recommends at least 10% of accessories are sampled.
5. Report. After completing all tests, the electrician compiles the EICR, recording all observations with their codes and providing an overall satisfactory or unsatisfactory assessment. You receive a copy of the full report including all test results.

During the inspection, you will need to provide clear access to the consumer unit and all rooms. Some circuits will be switched off temporarily, so it is worth resetting clocks and electronic equipment after the inspection is complete.

Common issues found on EICRs

Certain defects appear repeatedly on EICRs, particularly in older properties. Knowing what to expect can help you prepare and budget for any remedial work:

• No RCD protection. Older consumer units often lack RCD protection, which is now required on most circuits under current regulations. Upgrading the consumer unit to include RCDs typically costs £350 to £600 and is one of the most common remedial actions.
• Inadequate earthing or bonding. Missing or deteriorated main earthing conductors and absent supplementary bonding in kitchens and bathrooms are frequent C2 observations. Rectifying bonding issues is usually a relatively straightforward and inexpensive repair.
• Deteriorated wiring. Properties with rubber-insulated wiring (typically pre-1960s) or early PVC cable (1960s to 1970s) may show insulation breakdown. In serious cases, a partial or full rewire may be needed, costing £3,500 to £6,000 or more for a three-bedroom house.
• Incorrectly rated protective devices. Fuses or MCBs that are oversized for the cable they protect create a fire risk because the cable could overheat before the protective device trips. This is a common C2 finding.
• DIY or non-compliant work. Electrical work carried out by unqualified persons is often identified through incorrect wiring, missing circuit protection, or non-compliant cable routing.
• Overloaded circuits. Extensions and additions over the years can result in circuits carrying more load than designed for, particularly where sockets or fixed appliances were added without upgrading the circuit protection.

EICR results and what they mean for your sale

How an EICR result affects your sale depends on the observations recorded. Here is how to interpret the practical implications:

Satisfactory with no observations

The best outcome. The electrical installation meets the required standard and no defects were found. Share the report with the buyer's solicitor proactively and include it in your property certificate pack. This removes the electrics as a potential issue entirely.

Satisfactory with C3 observations

The installation is safe but some elements do not meet the current edition of the wiring regulations. This is very common in properties more than a few years old, since regulations are updated periodically and existing installations are assessed against the standards that applied when they were installed. C3 items do not make the report unsatisfactory. Some buyers may raise C3 points during negotiation, but most solicitors and lenders will accept a satisfactory report without requiring action on C3 items.

Unsatisfactory with C1 or C2 observations

Any C1 or C2 defect makes the report unsatisfactory. In practical terms, this means the sale is unlikely to proceed until the issues are resolved. The buyer's mortgage lender will almost certainly require remedial work and a retest before releasing funds. Even cash buyers will typically want the work done or negotiate a significant price reduction.

The recommended approach is to have the remedial work carried out by a registered electrician, then have them retest and update the EICR to satisfactory. This is usually faster and less expensive than the alternative of negotiating a price reduction, which buyers often inflate beyond the actual cost of the work.

Report contains FI (Further Investigation) codes

FI observations mean the electrician could not fully assess a particular area. Until the further investigation is completed, the buyer's solicitor and lender will treat it as an unresolved issue. Arrange for the investigation to be carried out promptly so the relevant areas can be properly classified.

How an EICR fits into conveyancing

Electrical documentation typically surfaces at several points during the conveyancing process:

1. TA6 Property Information Form. Section 7 of the TA6 form asks about the condition of services including the electrical installation. You are asked whether you know of any defects, when the installation was last inspected, and whether any electrical work has been carried out. Honest answers here are essential — misrepresentation can lead to claims after completion.
2. Buyer's solicitor enquiries. Based on your TA6 responses and the survey, the buyer's solicitor may raise specific enquiries about the electrics. Having an EICR ready to provide at this stage significantly reduces delay.
3. Mortgage valuation and survey. If the surveyor notes concerns about the electrical installation, the lender may add a condition requiring a satisfactory EICR before completing the mortgage offer.
4. Pre-exchange. If electrical issues remain unresolved at this stage, they can delay exchange of contracts. A satisfactory EICR provided early in the process avoids this bottleneck.

Having your EICR completed before listing, or at least before the buyer's solicitor sends their first round of enquiries, keeps the conveyancing process moving. This approach aligns with the broader principle of front-loading your sale preparation, which also applies to documents such as the Building Control Completion Certificate and your full property certificate pack.

EICR versus other electrical certificates

The EICR is the most commonly requested electrical document during a house sale, but it is not the only one. Understanding the differences helps you know which documents to prepare. For a full overview, see our guide on electrical certificates when selling.

If you have had notifiable electrical work carried out (such as a consumer unit replacement, new circuit, or bathroom electrics), you should have both the electrician's certificate (EIC or Minor Works) and the local authority's Building Regulations Compliance Certificate. The EICR is separate — it is an inspection of the installation's current condition rather than certification of specific work.

How to arrange an EICR

Getting an EICR is straightforward. Here is the process from start to finish:

1. Find a registered electrician. Use someone registered with a government-approved competent person scheme — NICEIC, NAPIT, ELECSA, or STROMA. You can search by postcode on each scheme's website.
2. Get a quote. The electrician will need to know the property type, approximate age, number of bedrooms, and whether there have been any known issues. Budget £150 to £350 for a typical house.
3. Book the inspection. Allow two to four hours for the visit. Ensure all rooms and the consumer unit are accessible. Clear any obstructions in front of the fuse board.
4. Receive the report. The electrician provides the completed EICR, including all test results and any observations. If the report is satisfactory, file it with your sale documents. If unsatisfactory, discuss the remedial work needed.
5. Address any defects. If C1 or C2 observations are recorded, arrange for the remedial work to be done. Once complete, the electrician retests and updates the report. Keep the updated report for your buyer's solicitor.

Costs of common EICR remedial work

If your EICR identifies defects that need remedial work, here are typical costs for the most common repairs:

These are indicative figures and will vary by location, property size, and the complexity of the work. Always obtain at least two quotes from registered electricians. For a detailed breakdown of rewiring costs, see our guide on electrical rewire costs before selling.

Sources

• BS 7671: Requirements for Electrical Installations (IET Wiring Regulations, 18th Edition) — theiet.org
• Approved Document P: Electrical Safety — Dwellings (2013 edition with 2016 amendments) — gov.uk
• Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 — legislation.gov.uk
• NICEIC (National Inspection Council for Electrical Installation Contracting) — niceic.com
• NAPIT (National Association of Professional Inspectors and Testers) — napit.org.uk
• Part P of the Building Regulations (Electrical Safety — Dwellings) — legislation.gov.uk
• Law Society — TA6 Property Information Form, 4th edition
• Electrical Safety First — electricalsafetyfirst.org.uk

Related guides

• PAT Testing When Selling a House

Frequently asked questions