Many landlords assume that an Electrical Installation Condition Report (EICR) is simply a certificate issued after a quick look at the fuse board.
In reality, an EICR is a detailed electrical safety inspection designed to identify hazards within the fixed electrical installation of a property. If safety issues are discovered, the installation can fail the inspection and the report will be issued as unsatisfactory until the problems are corrected.
The example below shows why an EICR is far more than just paperwork.
Real Example From an EICR Inspection
During an inspection of a rental property, the consumer unit below was examined as part of the Electrical Installation Condition Report.
Example of thermal damage visible on a consumer unit during an EICR inspection.
In this case, the damage was actually visible from the outside of the consumer unit. The casing showed clear signs of overheating and heat damage.
Despite this, the landlord had not realised there was a problem because the electrical installation in the property still appeared to work normally. Lights and sockets were functioning, so there was no obvious reason to suspect a fault.
This situation is more common than many landlords realise.
What Thermal Damage in a Consumer Unit Means
Thermal damage occurs when electrical components become excessively hot over time. This can be caused by issues such as:
- Loose electrical connections
- Overloaded circuits
- Deterioration of protective devices
- Poor installation of wiring within the consumer unit
When electrical resistance increases at connection points, heat builds up inside the consumer unit. Over time this heat can damage insulation, melt plastic components and in serious cases lead to electrical fires.
Visible heat damage on a consumer unit is treated seriously during an EICR inspection because it indicates that the installation may no longer operate safely.
In most cases this type of defect would result in a C2 observation (potentially dangerous), meaning the EICR would be issued as unsatisfactory until the issue is corrected.
Why the Property Still Appeared to Work Normally
Electrical systems can continue to operate even when dangerous faults exist.
Lights may still work and appliances may still operate, but underlying problems such as overheating connections or damaged components may already be developing.
This is why electrical safety inspections involve more than simply checking that power is working. The condition of the installation must also be assessed.
Another Issue Often Found During EICRs: Incorrect IP Protection
Another common issue discovered during inspections is the use of electrical fittings that do not have the correct IP rating.
IP stands for Ingress Protection, which indicates how well electrical equipment is protected against dust and moisture.
In locations such as bathrooms, kitchens or outdoor areas, electrical fittings must have appropriate protection against water.
If fittings without adequate IP protection are installed in areas exposed to moisture, this can significantly increase the risk of:
- Electric shock
- Short circuits
- Damage to electrical equipment
Where electrical equipment does not meet the required protection levels, this may also be recorded as a C2 observation during the EICR inspection.
Why Proper EICR Inspections Matter
Electrical installations naturally deteriorate over time. Connections loosen, protective devices age and components can overheat without obvious warning signs.
A properly carried out EICR helps identify these problems before they become dangerous.
Rather than simply being a certificate, an EICR provides a professional assessment of the safety of the electrical installation at the time of inspection.
Common Reasons EICRs Fail in London Rental Flats
A lot of landlords expect an EICR to be a quick certificate, but it is not really meant to work like that. The inspection is there to check the fixed wiring and electrical installation properly, and sometimes it finds issues that are not obvious from looking around the flat.
This is especially common in London rental properties. Many flats have been altered over the years, sometimes by different owners, builders or electricians. Kitchens get moved, sockets get added, consumer units get changed, and older wiring can be left in place behind newer finishes. By the time an EICR is carried out, the installation may look tidy on the surface but still have problems once it is tested.
One of the most common issues is RCD protection. Some older flats still have older consumer units or split-load boards. That does not automatically mean the report will fail, but if the RCDs do not trip correctly, or if parts of the installation do not have the right protection, it may need to be coded on the report.
Bonding and earthing are also checked during an EICR. If the main bonding to services such as gas or water is missing, undersized, hidden, damaged or cannot be confirmed, the inspector may need to record it. These issues are quite common in older buildings and converted properties, especially where work has been carried out in stages over a long period.
Damaged accessories are another simple but common reason for problems. Cracked sockets, loose switches, damaged light fittings, exposed conductors and poor junction boxes can all lead to observations on the report. Some of these are small jobs to fix, but they still matter because the installation has to be safe for tenants to use.
Insulation resistance issues can also cause a report to be unsatisfactory. This is where testing shows that the condition of the wiring may have deteriorated, or that there may be a fault somewhere on the circuit. It is not always something a landlord or tenant would notice in day-to-day use, but it can show up during proper inspection and testing.
Another issue we see is poor previous alteration work. This can include badly extended circuits, incorrect cable sizes, overloaded accessories, loose connections, mixed wiring or cables hidden without proper consideration. These problems are not always deliberate — sometimes they are just the result of years of small changes to the property.
If the EICR comes back unsatisfactory, the report should explain why. C1 means danger is present and immediate action is needed. C2 means potentially dangerous and urgent remedial action is required. FI means further investigation is needed. C3 is an improvement recommendation and does not normally make the report unsatisfactory on its own.
For landlords, the important thing is not to leave the EICR until the last minute. If a report fails just before a tenancy starts, it can delay move-ins and create pressure to get remedial works booked quickly. Arranging the inspection early gives time to deal with any genuine issues properly.
EICR Pro carries out fixed-price EICR testing in London for landlords, letting agents and homeowners. If a rental flat needs an inspection, or if an existing report has come back unsatisfactory, we can help arrange the EICR and provide clear quotations for any remedial work required.
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