What Does An EICR Cover? Full Checklist For UK Properties

If you've been told you need an EICR, whether by a letting agent, an insurer, or simply because your property is overdue, you've probably asked yourself what does an EICR cover exactly? It's a fair question, and the answer matters more than most people realise. An Electrical Installation Condition Report isn't a quick visual check. It's a structured inspection of your property's fixed electrical systems, carried out against the BS 7671 wiring regulations.

At Electrical Testing London, our engineers carry out EICRs across domestic and commercial properties every day. We see firsthand how much confusion there is around what's actually tested, what's left out, and why certain items get flagged as unsatisfactory. That confusion often leads to failed reports, unexpected remedial costs, or, worse, ongoing safety risks that go unnoticed.

This guide breaks down every part of the inspection process: which components are checked, which aren't included, and what the results actually mean for your property's compliance. Whether you're a landlord meeting your legal obligations, a business owner staying on top of health and safety, or a homeowner who wants clarity, this is the full checklist.

What an EICR covers in a property

When you ask what does an EICR cover, the short answer is every part of the fixed electrical installation in your property. That means anything permanently wired in, from the point where the electricity supply enters the building right through to the circuits that feed your sockets, lighting, and hard-wired appliances. Portable items like kettles and laptops are not part of this inspection; those fall under a separate process called PAT Testing.

The consumer unit and main switchgear

The consumer unit is examined first. Your engineer checks its physical condition, confirms that circuit breakers and RCDs (residual current devices) are the correct rating for each circuit, and tests that all protective devices operate as they should. An outdated, damaged, or incorrectly populated consumer unit is one of the most common reasons a report returns with a code requiring immediate remedial work.

Fixed wiring, cables, and final circuits

From the consumer unit, the inspection follows the fixed wiring through your walls, floors, and ceilings to every final circuit in the building. Your engineer checks the condition of cables, confirms they are correctly sized for the load they carry, and verifies that insulation has not deteriorated over time. This is especially important in older properties where rubber or fabric-insulated cables may still be in place and present a genuine fire risk.

In properties built before the 1970s, degraded wiring is one of the leading causes of electrical fires in the UK.

Sockets, accessories, earthing, and bonding

Every socket outlet, light switch, and wired accessory is visually examined for damage, poor installation, and signs of overheating. Your engineer also confirms that polarity is correct on every circuit, that the main earthing terminal is properly connected, and that supplementary bonding is in place where required, such as in bathrooms, to protect against electric shock if a fault develops anywhere on the installation.

What an EICR does not cover

Understanding what an EICR does not cover is just as important as knowing what it includes. The inspection focuses exclusively on your fixed electrical installation, so anything outside that scope is not assessed, regardless of whether it poses a safety risk.

Portable appliances

Plug-in appliances such as kettles, toasters, monitors, and extension leads are not included in an EICR. Testing those items falls under Portable Appliance Testing (PAT), which is a completely separate service. If you're a landlord or a business owner, you likely need both to achieve full electrical compliance on your property.

Running an EICR and PAT Testing together is the most efficient way to cover all electrical safety requirements in a single visit.

The incoming supply and other systems

Your engineer inspects everything from the consumer unit onwards, but the supply cable and meter are owned and managed by your Distribution Network Operator (DNO) and fall outside the inspection's scope entirely. Gas appliances, fire alarm systems, and data cabling are also excluded from an EICR. Each of those systems has its own dedicated inspection process, and if you need them assessed, a qualified specialist in each area must carry out the relevant checks separately.

How the electrician inspects and tests

Understanding the method behind the inspection helps you make sense of what appears in your final report. An EICR uses a two-stage process: a thorough visual inspection followed by a series of electrical tests using calibrated instruments. Both stages are required to build a complete and accurate picture of your installation's condition.

Visual inspection

Your engineer starts by examining every accessible part of the fixed installation without instruments. This covers the consumer unit, wiring, accessories, and enclosures, looking for signs of damage, deterioration, or components that no longer meet current standards. Key items checked visually include:

• Consumer unit condition and labelling
• Cable routing and signs of physical damage
• Socket outlets and switches for overheating or poor fitment
• Earthing and bonding connections

Electrical testing

Once the visual stage is complete, your engineer connects specialist test instruments to each circuit to measure insulation resistance, earth continuity, and polarity. These tests confirm whether the wiring can safely carry the load placed on it and whether protective devices will operate correctly in a fault condition. This is the stage where hidden defects are identified, which is central to understanding what does an EICR cover beyond the surface level.

A circuit can pass a visual inspection and still fail on test, which is why both stages are essential to a reliable result.

Understanding EICR results and codes

Once the inspection is complete, your engineer records every observation using a standardised coding system defined in BS 7671. These codes tell you how serious each issue is and what action you must take. Knowing what does an EICR cover includes understanding these results, not just the items checked.

The three observation codes

Your report assigns one of three codes to each defect found during the inspection. Each code indicates a different level of urgency and determines whether the property passes or fails.

• C1 (Danger Present): Immediate risk. Remedial work is required before using the installation.
• C2 (Potentially Dangerous): No immediate risk, but urgent remedial work is strongly recommended.
• C3 (Improvement Recommended): Safe, but does not meet current standards. No mandatory action required.

A report with any C1 or C2 code is classified as unsatisfactory, and the property does not pass.

Further Investigation notations

Your report may include an FI (Further Investigation) notation where your engineer could not fully assess part of the installation due to restricted access or concealed wiring.

An FI is not a pass or fail result. It means your engineer needs further access or testing before reaching a definitive conclusion on that part of the installation.

When you need an EICR in the UK

Knowing when you legally need an EICR is just as important as understanding what does an EICR cover in practical terms. The rules differ depending on whether you own a rental property, a commercial building, or the home you live in, so it pays to be clear on which category applies to you.

For landlords

Landlords in England must have an EICR carried out on every rental property at least every five years, or at each change of tenancy if that falls sooner. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 sets this requirement, and local councils can issue fines of up to £30,000 for non-compliance.

Your council can also carry out remedial work themselves and recover the full cost from you if you ignore a formal compliance notice.

For homeowners and commercial properties

Homeowners face no legal requirement, but lenders, insurers, and solicitors regularly request an EICR before a property sale or remortgage completes. Common situations where one is requested include:

• Before completing a house purchase
• When renewing a home insurance policy
• After a major renovation or rewire

Commercial property owners should carry out an EICR every three to five years. Their general duty to maintain safe electrical systems sits under the Health and Safety at Work Act 1974, and regular testing is the most straightforward way to demonstrate compliance.

What to do next

Now that you understand what does an EICR cover, from fixed wiring and consumer units through to earthing, bonding, and the coding system your report uses, you're in a much stronger position to act on the results. Whether your report is overdue, your last one flagged a C1 or C2 issue, or you simply want to get ahead of your legal obligations, the next step is straightforward.

Book your inspection with a qualified, experienced engineer who follows the full BS 7671 process outlined in this guide. At Electrical Testing London, our engineers carry out domestic and commercial EICRs across London and the South East, with transparent pricing and no hidden charges. We also offer PAT Testing and remedial works in the same visit, so you can resolve everything in one appointment.

Get a quote for your EICR today and make sure your property meets the standard it needs to.