Energy & EPC

EICR Certificates for Home Buyers: Why They Matter Even if You're Not a Landlord

An Electrical Installation Condition Report assesses the safety of a property's electrical installation. Mandatory for landlords, they are not legally required for owner-occupier purchases — but they should be. This guide explains what an EICR covers, what defects mean, and when to commission one.

Published: 19 Mar 2026 · Updated: 19 Mar 2026 · 6 min read

What Is an EICR?

An Electrical Installation Condition Report (EICR) — previously known as a Periodic Inspection Report (PIR) — is a formal assessment of the safety and condition of a property's fixed electrical installation. It covers the consumer unit (fuse board), wiring, sockets, switches, earthing and bonding arrangements, and any hard-wired appliances.

The EICR is carried out by a registered electrician or electrical inspector. It must be conducted by someone registered with a recognised competent person scheme, such as NICEIC, NAPIT, or ELECSA.

Why Landlords Must Have One (and Buyers Should Want One)

Since 1 April 2021, landlords of privately rented properties in England are required by the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 to have a valid EICR for every rented property. EICRs must be no more than five years old and must be provided to tenants and the local authority on request.

There is no equivalent statutory requirement for owner-occupier sales. A seller is under no obligation to provide an EICR to a buyer, and most do not. However, the absence of a legal obligation does not mean the absence of risk.

Electrical faults are one of the most common causes of house fires in the UK (estimated to cause approximately 20,000 fires annually by the Electrical Safety Council). An older electrical installation — particularly consumer units with older fusewires rather than modern RCDs, aluminium wiring from the 1960s and 1970s, or ungrounded (unprotected earth) circuits — can be both dangerous and expensive to rectify.

What the EICR Assessment Covers

An EICR inspection includes:

Visual inspection of consumer unit, wiring, and accessories
Testing of RCD (residual current device) operation
Testing of earthing and bonding
Circuit testing for continuity and insulation resistance
Verification of polarity

The resulting report lists any defects found, coded by severity:

Code	Meaning
C1	Danger present — risk of injury; immediate action required
C2	Potentially dangerous — urgent remedial action required
C3	Improvement recommended — not immediately dangerous but not compliant with current standards
FI	Further investigation required

A C1 or C2 finding means the installation is "Unsatisfactory". A C3-only outcome is "Satisfactory" but indicates work that should be carried out in due course.

Cost of an EICR

An EICR for a typical three-bedroom house costs approximately £150–£250. Larger properties with more circuits and distribution boards cost more. The assessment takes two to four hours depending on property size.

If defects are found, remedial work costs vary enormously: replacing a consumer unit (fuse board) with a modern 18th Edition compliant unit costs approximately £600–£1,000. Re-wiring a property can cost £3,000–£10,000+ depending on property size.

When to Commission an EICR as a Buyer

If the seller does not provide an EICR — and most will not — consider commissioning your own:

**Older properties (pre-1990 in particular):** Electrical installations deteriorate and standards have changed significantly. Any property not re-wired or significantly upgraded in the past 25–30 years should be assessed.
**Properties that have been let:** If the property was recently a rental, the landlord should have a current EICR — ask for it. If they don't, this is a red flag.
**Properties purchased at auction:** Less time for due diligence makes a post-purchase EICR essential.
**Any property where the survey flags electrical concerns.**

An EICR can be commissioned before exchange (ideal) or after completion. Before exchange, a C1 or C2 finding gives you negotiating leverage or grounds to withdraw. After completion, you have information but less financial recourse against the seller.

Timing and the Solicitor's Enquiries

You can ask your solicitor to raise enquiries about the age of the electrical installation and whether any work has been certified through the relevant solicitor's enquiries. The seller's Property Information Form (TA6) includes questions about building works and electrical alterations carried out — if notifiable electrical work was done without a building regulations completion certificate (issued by the local authority or a competent person scheme), this is a defect in title that should be addressed.