The Electrical Installation Condition Report (EICR) provides formal verification of an electrical installation’s safety and compliance with BS 7671:2018 +A2:2022. For London landlords, homeowners, and commercial duty holders, an up-to-date EICR certificate demonstrates that the fixed wiring has been inspected, tested, and assessed against the latest industry standards.
Purpose of the EICR
Regulation 653.2 of BS 7671 requires periodic inspection and testing to confirm an installation remains safe for continued use. The resulting EICR identifies damage, deterioration, or non-compliances that could cause electric shock or fire. The certificate provides traceable evidence of compliance with both BS 7671 and the Electricity at Work Regulations 1989 (EAWR).
Applicable Standards and References
- BS 7671:2018 +A2:2022 – IET Wiring Regulations
- IET Guidance Note 3 (2022) – Inspection & Testing procedures
- EAWR 1989 – Statutory obligation for electrical safety
- BS EN 61008 / 61009 / 62423 – Product standards for RCDs and RCBOs
Pre-Inspection and Visual Examination
Prior to testing, a structured visual inspection is undertaken to assess the condition and suitability of the installation. This includes:
- Verification of main earthing and bonding conductors
- Condition of distribution boards, enclosures, and cable terminations
- Identification of protective devices and circuit labelling
- Signs of thermal damage or overloading
- Accessibility of isolation and protective devices
Sequence of Electrical Tests
Testing follows the sequence recommended in IET Guidance Note 3 to ensure safety and reliable readings:
- Continuity of protective conductors – Measured using a low-resistance ohmmeter (200 mA test current minimum).
- Ring circuit continuity – End-to-end and cross-connection measurements for r1, rn, and r2 to verify polarity and loop integrity.
- Insulation resistance testing – Conducted at 500 V DC between live conductors and earth; acceptable readings are ≥1 MΩ (domestic) or ≥0.5 MΩ (commercial).
- Polarity verification – Ensures switches and fuses isolate only the line conductor.
- Earth fault loop impedance (Zs) – Compared with disconnection times in Table 41.3 of BS 7671.
- RCD testing – Functional and trip-time testing at ½ IΔn and IΔn in accordance with manufacturer and product-standard requirements (Regulation 643.8, A2:2022). The 5 × IΔn test is only applied where required, such as socket-outlet RCDs ≤32 A.
- Prospective fault current (PFC) – Verification of PSCC and PEFC to confirm device breaking capacity.
Understanding EICR Codes
| Code | Description | Action |
|---|---|---|
| C1 | Danger present – immediate risk | Isolate and rectify immediately |
| C2 | Potentially dangerous | Urgent remedial action required |
| FI | Further investigation required | Carry out without delay |
| C3 | Improvement recommended | Advisory, not mandatory |
Instrumentation and Calibration
All instruments used are traceably calibrated within the past 12 months. Commonly used equipment includes multifunction testers (IEC 61557 compliant), insulation testers, and RCD ramp testers. Calibration records are retained for audit and quality assurance.
Frequency of Inspection
- Domestic rental properties – every 5 years or sooner if recommended by the previous EICR
- Owner-occupied dwellings – every 10 years
- Commercial premises – typically every 5 years
- Industrial installations – every 3 years
- Special locations – as defined by BS 7671, often annually
Common Defects Found in London Properties
- Legacy Type AC RCDs protecting electronic loads (should be Type A)
- Inadequate main protective bonding conductors (Reg. 544.1.1)
- Absence of surge protection devices in modern boards (Reg. 443.4)
- Thermal damage to accessories from overloading
- Non-type-tested consumer unit assemblies (Reg. 536.4.203)
Certification and Documentation
The completed EICR certificate includes inspection schedules, test results per circuit, and a summary of observations with coding. Reports are stored digitally for traceability and issued within 24 hours of testing.
Conclusion
A technically accurate EICR certificate in London protects property owners, tenants, and insurers by confirming compliance with BS 7671 and the Electricity at Work Regulations. For credible, traceable inspection and testing, always use qualified engineers familiar with IET Guidance Note 3 procedures.
Visit www.eicrpro.co.uk to schedule an EICR or discuss certification requirements with a London-based engineer.