What Is an EICR? A Complete Guide for Surrey Homeowners and Landlords
An EICR — Electrical Installation Condition Report - is a formal inspection and test of a property's fixed electrical installation carried out by a qualified electrician. It covers the wiring, consumer unit, circuits, earthing and bonding throughout the property, tested against current BS 7671 wiring regulations. The result is a written report grading any issues found and confirming whether the installation is safe for continued use.
It is sometimes called an electrical safety certificate. It is not the same as a visual inspection - an EICR uses specialist test equipment to measure the electrical condition of every circuit in the property.
What Does an EICR Cover?
An EICR inspection covers the entire fixed electrical installation - everything that is wired into the building rather than plugged into a socket. Specifically:
The consumer unit or fuse board - condition, type, age, and whether it provides adequate protection across all circuits
All fixed wiring throughout the property - condition, insulation quality, and whether it meets current standards
Every circuit - tested individually for continuity, insulation resistance, polarity and earth fault loop impedance
Earthing and bonding - checking that all metallic pipework and structural elements are correctly bonded and that the earth connection is adequate
Sockets, switches and accessories - visual inspection for condition, damage and correct installation
The incoming supply - condition of the supply tails and meter installation
The inspection does not cover portable appliances - kettles, toasters, computers and other items plugged into sockets. Those are covered by PAT testing, which is a separate process.
What Happens During an EICR Inspection?
An EICR is carried out in two stages - a visual inspection followed by electrical testing. For a typical two or three-bedroom Surrey property the whole process takes between two and four hours.
Visual inspection
The electrician inspects all accessible electrical components throughout the property - the consumer unit, wiring where visible, accessories and the incoming supply. This identifies obvious physical issues: damaged cables, overheating signs, incorrect installation and any modifications that don't meet current standards.
Electrical testing
Using calibrated test instruments, the electrician then tests every circuit in the property individually. The key tests are:
Continuity - confirming the earth and bonding connections are complete and intact throughout
Insulation resistance - testing the condition of the cable insulation, identifying deterioration that is invisible to visual inspection
Polarity - confirming all connections are correctly made and live, neutral and earth conductors are in the correct positions
Earth fault loop impedance - measuring how quickly a protective device would operate in the event of a fault
RCD testing - confirming that residual current devices operate within the required time when tested
The report
On completion the electrician issues a written report - the EICR itself. Any issues found are graded using a standard coding system:
C1 - Danger present. Immediate action required. The installation is unsafe and should not continue to be used without remediation.
C2 - Potentially dangerous. Urgent remedial action required. Landlords have 28 days to complete the work.
C3 - Improvement recommended. Not immediately dangerous but below current standards. No mandatory action required but advisable.
FI - Further investigation required. A finding that cannot be fully assessed without additional investigation.
A satisfactory EICR - one with no C1 or C2 coded findings, results in a certificate confirming the installation is safe for continued use. MS Electrical Solutions issues the certificate digitally on the day of completion.
Who Needs an EICR?
Private landlords — legal requirement
Since April 2021, private landlords in England are legally required to hold a valid EICR for every rental property under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. The requirements are:
EICR renewed every five years or before any new tenancy - whichever is sooner
Carried out by a qualified person meeting the required competency standards
A copy provided to existing tenants within 28 days of the inspection
A copy provided to new tenants before they occupy the property
A copy provided to the local housing authority within seven days if requested
Remedial works completed within 28 days of an unsatisfactory report
The maximum civil penalty for non-compliance is £40,000 per offence. Since the Renters Rights Act came into force in May 2026, local authority enforcement powers have significantly strengthened.
From October 2026, new qualification requirements mean the electrician carrying out the EICR must hold three specific certifications. MS Electrical Solutions already meets the new standard.
Social housing landlords
Since November 2025, registered providers of social housing - housing associations and local authority landlords — are also required to hold valid EICRs for all tenancies, with a deadline of 1st November 2026 for existing tenancies.
Homeowners - recommended
There is no legal requirement for owner-occupiers to have an EICR. However, it is strongly recommended:
Every 10 years as a general maintenance check
Before any major renovation or extension
When buying an older property - particularly anything built before 1980
If you are experiencing electrical problems - tripping circuits, flickering lights, discoloured sockets
Before installing high-demand equipment such as an EV charger or battery storage system
Commercial properties
Commercial premises require an EICR every five years or on change of occupancy - whichever is sooner. The inspection must be carried out by a qualified person and documentation kept available for inspection. MS Electrical Solutions carries out commercial EICRs for businesses, FM companies and property managers across Surrey.
Buyers and sellers
An EICR is not a legal requirement when buying or selling a property, but it is increasingly requested by mortgage lenders and solicitors, particularly for older properties. A pre-purchase EICR provides the buyer with an independent assessment of the electrical installation before exchange - and can be used in price negotiations if issues are found.
How Much Does an EICR Cost in Surrey?
The cost of an EICR in Surrey depends on the size of the property and the number of circuits. MS Electrical Solutions provides clear fixed pricing with no hidden costs:
One or two-bedroom flat or house - from £150
Three-bedroom house - from £185
Four or five-bedroom house - from £250
HMOs and commercial properties - priced on assessment
Portfolio pricing available for landlords with multiple properties
All prices include the formal written report and digital certificate issued on the day. If remedial work is identified, we provide a separate clear quote - nothing is added to the EICR cost without your agreement. Call 07508 224603 for a quote.
What Happens if My EICR Is Unsatisfactory?
An unsatisfactory EICR - one returning C1 or C2 coded findings - means the installation has issues requiring remedial action before a valid certificate can be issued.
The most common remedial works following an unsatisfactory EICR in Surrey properties include:
Consumer unit replacement - upgrading outdated plastic fuse boards to modern metal-clad units with full RCD and SPD protection
Earthing and bonding corrections - the most frequently identified deficiency in older Surrey properties
Circuit repairs - addressing damaged or deteriorated wiring identified during testing
Accessory replacements - damaged or non-compliant sockets, switches and faceplates
MS Electrical Solutions carries out all remedial works and re-certification following an unsatisfactory EICR. You do not need to coordinate between separate contractors - we carry out the inspection, identify any issues, complete the remedial works and re-certify the installation. Call 07508 224603.
EICR vs Electrical Installation Certificate — What's the Difference?
These two documents are often confused. They are issued in different circumstances and cover different things:
EICR (Electrical Installation Condition Report) - issued after an inspection of an existing installation. Assesses its current condition and safety. The document most commonly required for landlord compliance.
EIC (Electrical Installation Certificate) - issued when new electrical installation work is completed. Confirms the new work has been designed, constructed and tested to current standards. Issued by the electrician who carried out the work.
If you have had electrical work done at your property - a consumer unit replacement, a rewire, a new circuit - you should have received an EIC. If you need to demonstrate the overall safety of the existing installation - for landlord compliance, before selling, or for mortgage purposes - you need an EICR.
How to Choose an Electrician for an EICR in Surrey
Not all electricians are qualified to carry out EICRs. From October 2026, new legislation formally standardises the minimum qualifications required. When booking an EICR in Surrey, check that the electrician:
Is registered with NAPIT or NICEIC - verifiable on the respective public register
Holds the 2391-52 Inspection and Testing qualification - ask specifically
Holds a current 18th Edition (BS 7671) certificate
Has experience with the type of property being inspected - domestic, commercial or HMO
MS Electrical Solutions holds all three required qualifications and is NAPIT accredited for both domestic and non-domestic electrical inspection. You can verify our registration at napit.org.uk. Call Mark directly on 07508 224603 to book.
Areas We Cover for EICR Inspections in Surrey
MS Electrical Solutions carries out EICR inspections for homeowners, landlords and businesses across Horley, Crawley, Redhill, Reigate, Earlswood, Merstham, Salfords, Smallfield, Banstead, Epsom, Leatherhead and the wider Surrey and West Sussex area. Based in Horley, we respond quickly across the region.
Call 07508 224603 or contact us online to book an EICR in Surrey.
Frequently Asked Questions About EICRs
What is an EICR?
An EICR — Electrical Installation Condition Report - is a formal inspection and test of a property's fixed electrical installation. It covers wiring, consumer unit, circuits, earthing and bonding, assessed against current BS 7671 wiring regulations by a qualified electrician. The result is a written report grading any issues found.
How often do I need an EICR?
Private landlords must renew every five years or before any new tenancy. Homeowners are recommended every 10 years or before major renovation. Commercial properties every five years or on change of occupancy.
What does an EICR inspection involve?
A visual inspection of all accessible electrical components followed by electrical testing of every circuit using calibrated equipment. For a typical Surrey property this takes two to four hours. A written report is issued on the same day.
What happens if my EICR is unsatisfactory?
Remedial works are required before a valid certificate can be issued. Landlords have 28 days to complete the works. MS Electrical Solutions carries out remedial works and re-certification - one contractor, no coordination. Call 07508 224603.
How much does an EICR cost in Surrey?
From £150 for a one or two-bedroom property. Three-bedroom houses from £185. Larger properties and HMOs priced on assessment. MS Electrical Solutions provides clear fixed pricing. Call 07508 224603 for a quote.
Is an EICR the same as an electrical safety certificate?
Yes - an EICR is commonly called an electrical safety certificate, particularly for landlord compliance. It is different from an Electrical Installation Certificate (EIC), which is issued for new electrical work rather than an inspection of an existing installation.
Do I need an EICR when buying a house?
Not a legal requirement - but mortgage lenders and solicitors frequently request one for older properties. Strongly recommended for any property built before 1980. MS Electrical Solutions carries out pre-purchase EICRs across Surrey. Call 07508 224603.
Can MS Electrical Solutions carry out an EICR in Surrey?
Yes. We carry out EICR inspections for homeowners, landlords and businesses across Horley, Crawley, Reigate, Redhill, Earlswood and the wider Surrey and West Sussex area. NAPIT accredited, 2391-52 qualified. Call Mark on 07508 224603.
Book an EICR in Surrey
MS Electrical Solutions carries out EICR inspections for homeowners, landlords and businesses across Surrey and West Sussex. NAPIT accredited. 2391-52 qualified. Digital certificate issued on the day.
Call Mark on 07508 224603 or contact us online for a free, no-obligation quote.
