EICR (Electrical Installation Condition Report)

Are Electrical Installation Condition Reports (EICRs) legally required in all rental properties in Wales?

Yes, Section 6 of The Renting Homes (Fitness for Human Habitation) (Wales) Regulations 2022 makes the production of an Electrical Installation Condition Report (EICR) a legal requirement for every rented property in Wales.

What is an EICR?

An EICR is a document that shows the current condition of your property's electrical installation. The qualified person checks that items such as light fittings, sockets, wiring and fuse boxes are all safe and are not fire hazards.

Who can produce an EICR?

An EICR must be carried out by a qualified person. You can check a person’s qualified status via the Electrical Competent Person Register.

How often should an EICR take place?

The legislation states that an EICR can be valid for up to five years. As it’s a risk assessment-based determination, the qualified person could deem the next inspection to be required in less than five years, so landlords should check the “next inspection date” stated on the report.

Why might an EICR be issued for less than five years?

As it’s risk assessment-based, there are many reasons why an EICR may not be issued for the full five years. The reasons (usually listed as “observations”) will be noted on the report, so it’s important to read it. Some common reasons we’ve come across are:

1. The consumer unit (sometimes called a fuse box) isn’t fire-rated. Since 2016, it has been illegal to install consumer units that have their enclosure constructed from non-combustible material or are housed in an enclosure or cabinet constructed from such material. Whilst this doesn’t directly impact consumer units installed earlier than 2016, the ‘current standard’ still comes into the qualified person’s thinking when determining the next inspection date. As such, many landlords have been fire-rating the enclosure or changing their consumer units since 2016.
2. No Residual Current Device (RCD) on some or all circuits, including sockets. An RCD is a sensitive safety device that switches off electricity automatically if there is a fault. It is designed to protect against the risks of electrocution and fire caused by earth faults.  For example, if you cut through the cable when mowing the lawn and accidentally touched the exposed live wires, or a faulty appliance overheats causing electric current to flow to earth.
3. There is no Surge Protection Device (SPD), which would protect the electrical installation from electrical power surges known as transient over-voltages. They are also used to protect sensitive electronic equipment connected to the installation (such as washing machines) and safety circuits (such as fire detection systems), which can be vulnerable to damage by transient over-voltages. The effects of a surge can result in either instant failure or damage to the equipment only evident over a longer period.

What do the codes on the observation/results section of the EICR indicate, and why are they important?

There are four different types of codes on an EICR:

• C1 – Danger present, and immediate action is required. A C1 code indicates an unsatisfactory report.
• C2 – Potential danger observed, and urgent remedial action is necessary. A C2 code indicates an unsatisfactory report.
• C3 – Improvement recommended. A landlord doesn’t have to complete recommended improvements, but it is recommended they do, and may mean an EICR can be issued for the full five years once completed (if it hasn't already been).
  
• FI – Requires further investigation without any delay.

In a block of flats, do the communal areas require an EICR?

Whilst there is no direct legal requirement for an EICR that covers the communal areas of blocks of flats, The Regulatory Reform (Fire Safety) Order 2005 means there is a legal requirement for a fire risk assessment that covers these areas. A competent risk assessor will state that an EICR for the communal areas is required, not least because Section 32.11 of the LACORS guidance – which assessors, Cardiff Council and The Fire Service refer to – states “the electrical installation should be installed and maintained by a competent person and should be inspected periodically by a competent electrical engineer. An inspection every five years is recommended for all types of premises”.

What are the consequences of not complying with EICR requirements?

Although domestic fires are reducing, the proportion of fires in homes caused by electricity is steadily increasing. We needn’t go into the danger and threat to life that fire can cause, so the worst possible outcome for not complying is clear.  Additionally, the legislation states that a property will be deemed unfit for human habitation if there isn’t a valid EICR for the property. If a property is unfit for human habitation, a landlord will have a difficult job trying to charge rent.

How much does an EICR cost?

This will depend on the size of the property, but an average cost would be around £230 for a flat and £300+ for a house. At CPS Homes, we have trusted connections with local, qualified trades who can get your report issued quickly and professionally, all for a very reasonable cost due to the amount of work we issue to them. If you are a landlord in Cardiff and want to learn more about this benefit offered exclusively to our managed clients, get in touch with us today on 02920 668585 or lettings@cpshomes.co.uk.

Should the electrical installation be checked between tenancies?

Whilst there is no direct legal requirement for this, page 15 of The Electrical Safety Council’s “Landlords’ Guide to Electrical Safety”, which is supported by LACORS, promotes at the very least a visual inspection, so it is recommended. The guide states: “Where a change of tenancy occurs after a short period (for example less than 6 months) of letting, a full periodic inspection and test may not be always be required. However, it is imperative that the landlord or a person acting on their behalf carries out an electrical safety inspection, prior to the property being relet. This inspection should include checks to ensure there are no broken or missing accessories, no accessible live parts, no signs of burning at accessories or electrical equipment and a manual test of any residual current devices.”

What is PAT testing, and is it covered by an EICR?

Portable Appliance Testing (PAT Testing) is a routine safety inspection of portable electrical appliances, but it is not a legal requirement. An EICR won’t include PAT testing.

Disclaimer: whilst we endeavour to keep the information on this page up-to-date, legislation, British Standards and general guidance can and do change – often without prior notice. As such, CPS Homes cannot guarantee with absolute certainty that the information on this page is fully up-to-date.