The EICR observation coding system is fundamental to understanding the report: C1 indicates danger present — immediate action is required (the inspector may disconnect the circuit immediately to prevent harm); C2 indicates potentially dangerous — the installation poses a risk of danger if not remedied; C3 indicates improvement recommended — the observation is a recommendation only and does not make the report unsatisfactory; FI indicates further investigation required, which must be completed without delay and is treated as a deficiency. A report is satisfactory if it contains no C1 or C2 observations and any FI observations have been resolved — C3 recommendations alone do not make a report unsatisfactory and do not require remedial action.
Local housing authorities (LHAs) enforce the EICR requirements in England. If a landlord fails to obtain a valid EICR or fails to carry out remedial works within the 28-day deadline, the LHA can serve a remedial notice requiring works and — if the landlord still fails to comply — the LHA can arrange for remedial works to be carried out itself and recover the cost from the landlord, or impose a civil penalty of up to £30,000 per breach. The Regulations apply to new tenancies from 1 July 2020 and to all existing tenancies from 1 April 2021.
EICR requirements, observation codes, supply obligations, enforcement and Scotland and Wales
The complete EICR compliance framework for residential landlords across England, Scotland and Wales:
- England — SI 2020/312: EICR requirements, qualified inspector and observation coding: The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (SI 2020/312) impose mandatory EICR obligations on landlords of all residential tenancies in England (including ASTs, company lets, student tenancies — NOT excluded tenancies: lodgers with a resident landlord; social housing; long-term leases of 7+ years; student halls of residence managed by universities). The fixed electrical installation must be inspected and tested by a qualified and competent person (in practice, a registered electrician — NICEIC-registered, ELECSA-registered, or a member of an equivalent competent person scheme). Frequency: at least every 5 years — but the EICR itself may specify a shorter period if the installer deems it appropriate (e.g., 1-2 year reports are common for older or more complex installations); the next inspection must take place by the date specified in the report or within 5 years, whichever is sooner; an EICR is also required whenever a new tenancy begins if the existing EICR is more than 5 years old or is unsatisfactory. EICR observation codes: C1 — danger present; the circuit or equipment presents a risk of harm to persons or livestock; the inspector may have disconnected the circuit at the time of inspection; immediate remedial action required before the property is occupied or re-occupied; a satisfactory EICR cannot be issued while a C1 is outstanding. C2 — potentially dangerous; the circuit or equipment presents a risk of danger but is not immediately life-threatening; remedial action required; a satisfactory EICR cannot be issued while a C2 is outstanding. C3 — improvement recommended; the observation represents a departure from the current edition of BS 7671 (the IET Wiring Regulations) but the installation is not dangerous as-is; remedial action is NOT required — C3 observations do not make an EICR unsatisfactory; landlords are NOT required to carry out C3 works (though it is generally advisable). FI — further investigation required without delay; the inspector was unable to determine the condition of a circuit or equipment and further investigation is required before the installation can be declared satisfactory; the EICR is unsatisfactory until all FI observations are resolved by further investigation.
- Supply obligations, remedial works deadline, enforcement and Scotland and Wales: Supply obligations (SI 2020/312, reg.3): (a) NEW TENANCY: the landlord must supply a copy of the current EICR to the new tenant before or at the start of the tenancy; (b) EXISTING TENANT: the landlord must supply a copy of the current EICR to the existing tenant within 28 days of a written request from the tenant; (c) LHA REQUEST: the landlord must supply a copy of the current EICR to the local housing authority within 7 days of a written request; (d) INSPECTOR: the landlord must retain the EICR and supply a copy to the next inspector when they carry out the next EICR inspection. Remedial works deadline: where the EICR is unsatisfactory (any C1, C2 or outstanding FI observation), the landlord must carry out all remedial work or further investigation required by the report within 28 days of the inspection (or within such shorter period as the report specifies — C1 observations typically specify immediate remedial action). After remedial works are carried out, the landlord must obtain written confirmation from the electrician who carried out the remedial works that the works have been completed (a follow-up inspection certificate or a written confirmation on headed paper). Local housing authority enforcement: if the LHA considers a landlord has failed to comply with the EICR requirements, it can: serve a remedial notice (specifying the required works and a 28-day deadline for completion); if the landlord fails to comply with the remedial notice, the LHA can arrange for the works to be carried out and recover the cost from the landlord; impose a civil penalty of up to £30,000 per breach of the Regulations (each failure to supply an EICR, each failure to carry out remedial works within the deadline, each failure to supply a copy to the tenant or LHA = a separate breach). Scotland — Repairing Standard: under the Housing (Scotland) Act 2006 ss.13-18, the Repairing Standard requires the electrical installation in a Scottish private rental property to be in reasonable repair and proper working order. The Private Housing (Tenancies) (Scotland) Act 2016 and the Repairing Standard (Scotland) Regulations 2019 require a mandatory 5-year EICR for Scottish private rental properties — an EICR must be carried out at the start of every tenancy if the existing EICR is more than 5 years old; the first EICR under the Scottish mandatory regime was required by 1 March 2022 for all existing tenancies. Wales — Renting Homes (Wales) Act 2016: the Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 require a periodic EICR for residential rental properties in Wales — an EICR must be carried out at least every 5 years; the obligation applied from 1 December 2023 for properties first let after that date; existing tenancies had until 1 December 2026 to comply with the periodic inspection requirement. The supply and remedial works obligations in Wales broadly mirror the England SI 2020/312 requirements
Frequently asked questions
How often does a landlord in England need to get an EICR?+
In England (SI 2020/312), the fixed electrical installation must be inspected and tested at least every 5 years by a qualified and competent person. The EICR itself may specify a shorter inspection period — in that case, the next inspection must take place by the date specified in the report. An EICR is also required at the start of a new tenancy if the existing EICR is more than 5 years old or is unsatisfactory. The Regulations applied to new tenancies from 1 July 2020 and to all existing tenancies from 1 April 2021.
What do the EICR observation codes C1, C2, C3 and FI mean?+
C1 — danger present: the circuit or equipment poses an immediate risk of harm; the inspector may disconnect the circuit on the spot; immediate remedial action required; the EICR is unsatisfactory. C2 — potentially dangerous: poses a risk of danger but is not immediately life-threatening; remedial action required; the EICR is unsatisfactory. C3 — improvement recommended: the installation departs from current BS 7671 standards but is not dangerous; C3 observations do NOT make an EICR unsatisfactory and landlords are NOT required to carry out C3 works. FI — further investigation required without delay: the inspector could not determine the condition of something; the EICR is unsatisfactory until the investigation is completed.
What is the deadline for remedial works after an unsatisfactory EICR?+
In England (SI 2020/312), the landlord must carry out all remedial works or further investigation identified in an unsatisfactory EICR within 28 days of the inspection — or within a shorter period if the report specifies it (C1 'danger present' observations typically require immediate action). After remedial works are completed, the landlord must obtain written confirmation from the electrician that the works have been completed, and supply this confirmation to the tenant and LHA within the same deadlines as the EICR itself.
Do EICR requirements apply in Scotland and Wales?+
Yes — both Scotland and Wales have mandatory EICR requirements. In Scotland, the Repairing Standard (Housing (Scotland) Act 2006 ss.13-18 and the Repairing Standard (Scotland) Regulations 2019) requires a 5-year EICR for all Scottish private rental properties — mandatory from 1 March 2022 for all existing tenancies. In Wales, the Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 require a 5-year EICR from 1 December 2023 for new lets (existing tenancies by 1 December 2026). The observation codes and 28-day remedial works principles are broadly consistent across all three nations.
- Electrical safety for landlords — SI 2020/312 complete guide →
- Gas safety certificate — annual CP12 requirements →
- Fire Safety Act 2021 — responsible person obligations →
- Repairing Standard Scotland — electrical and structural obligations →
- Landlord certificate requirements — EPC, EICR, gas safety →
- HHSRS — housing health and safety rating system hazard categories →