An EICR is not a pass-or-fail test in quite the same way as an MOT, but the outcome can still determine whether a rental property meets its legal electrical safety duties. So, can landlords fail an EICR? In practical terms, yes: if the report is marked unsatisfactory, the installation has faults or limitations that must be addressed before the landlord can demonstrate compliance.
For landlords in Greater London, Kent and across England, the key is not to treat an unsatisfactory EICR as a dead end. It is a clear record of what needs attention, how urgently it needs attention and what work is required to put the property right.
What an EICR actually assesses
An Electrical Installation Condition Report, or EICR, assesses the condition of the fixed electrical installation in a property. This includes the consumer unit, circuits, sockets, light fittings, switches, earthing and bonding, and any fixed wiring connected to them.
The inspection is designed to identify damage, deterioration, defects, dangerous conditions and non-compliance with current safety standards that could present a risk. It does not automatically mean that every older installation must be brought up to the newest regulations. Electrical standards are not normally retrospective. However, an older feature may still need improvement where it creates a safety concern.
An EICR does not generally cover portable appliances supplied with the tenancy, such as kettles, lamps or microwaves. Those may need separate appliance checks or PAT testing, depending on the equipment and how it is used.
Can landlords fail an EICR?
A landlord does not personally “fail” an EICR. The electrical installation receives either a satisfactory or unsatisfactory outcome. An unsatisfactory result means that the electrician has found observations requiring remedial action or further investigation.
This distinction matters. The report is not a judgement on the landlord or the property as a whole. It is a professional assessment of electrical safety at the time of inspection. Once the identified issues are properly resolved and documented, the landlord can meet their obligations.
For private rented properties in England, landlords must ensure that the electrical installation is inspected and tested at least every five years by a qualified and competent person. A new report may also be sensible after major alterations, a rewire, flood damage, fire damage or recurring electrical faults.
The codes that make an EICR unsatisfactory
An electrician records observations using standard classification codes. Not every observation produces an unsatisfactory outcome, but certain codes do.
C1 - Danger present. This means there is an immediate risk of injury and urgent action is needed. A damaged exposed live part, for example, would require immediate attention. The electrician may make the area safe during the visit where possible.
C2 - Potentially dangerous. There may not be an immediate danger at the moment of inspection, but the condition could become hazardous. A C2 requires remedial work without delay.
FI - Further investigation required. The electrician has identified something that cannot be safely or fully assessed during the inspection. Further investigation is needed promptly to establish whether a dangerous condition exists.
Any C1, C2 or FI observation will normally result in an unsatisfactory EICR. By contrast, a C3 recommendation identifies an improvement that would enhance safety but does not, by itself, make the report unsatisfactory. This may apply to an older installation that remains safe but does not reflect the latest preferred arrangements.
Common reasons rental properties receive an unsatisfactory report
The cause may be a straightforward defect, such as a cracked socket front or loose connection, or it may point to wider issues with the installation. Older flats and houses can have a mixture of original wiring, later additions and poorly documented alterations. That is why the inspection needs to be methodical rather than based on a quick visual check.
Common findings include inadequate earthing or bonding, damaged accessories, overloaded circuits, incorrect protective devices, signs of overheating, unsafe work carried out previously, missing circuit identification and faults within a consumer unit. In some properties, the main issue is ageing wiring or a consumer unit that no longer provides suitable protection for the circuits it serves.
A failed electrical test result does not always mean a full rewire is required. It depends on the condition of the wiring, the number and severity of observations, accessibility and the future use of the property. A targeted repair can be the right answer in one property, while a wider upgrade is safer and better value in another.
What landlords must do after an unsatisfactory EICR
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations, remedial work or further investigation must be completed within 28 days of the report, unless the report specifies a shorter timescale. A C1 issue should never be left until the end of that period simply because 28 days is available.
Once the work or investigation is complete, the landlord must obtain written confirmation from the electrician that the installation is safe. This confirmation, along with the original EICR, provides the evidence that the required action has been taken.
Landlords must provide a copy of the EICR to existing tenants within 28 days of the inspection and to new tenants before they occupy the property. If the local housing authority requests it, the report must be supplied within seven days. Keep all reports, invoices, certificates and remedial records together. They are useful for compliance, future inspections and any question raised by a tenant, managing agent or council.
Do you need a completely new EICR after repairs?
Not always. If the remedial work directly addresses the issues listed on the report, the electrician may issue a satisfactory Electrical Installation Certificate, Minor Electrical Installation Works Certificate or written confirmation of remedial works, as appropriate to the job.
The correct paperwork depends on the work undertaken and the original observations. If significant changes have been made, or if the investigation reveals additional concerns beyond the first inspection, a further EICR may be the most reliable way to confirm the installation’s overall condition.
This is one reason to use an electrician who can inspect, explain the findings clearly and carry out the remedial work to the required standard. Separating those stages can be appropriate, but it can also create delays if the second contractor lacks the report details, access to the property or a clear understanding of what has already been tested.
Avoiding disruption for tenants and landlords
Electrical compliance work is easier when it is planned around the tenancy rather than left until a deadline approaches. Give tenants proper notice, explain what the inspection involves and allow enough time for access, testing and any follow-on work. An EICR can involve temporary interruptions to power while circuits are tested, so clear communication helps avoid unnecessary frustration.
For managed portfolios, record the inspection due date as soon as a satisfactory outcome is in place. Do not rely solely on a five-year reminder. Properties with older wiring, frequent tenant changes or previous observations may benefit from earlier checks and proactive repairs.
It also pays to act on C3 recommendations where they are sensible. They are not compulsory repairs in the same way as C1, C2 or FI observations, but addressing them during planned maintenance can reduce the chance of more disruptive work later.
Choosing the right response to an unsatisfactory report
The cheapest quote is not always the most economical outcome. A low-cost patch repair may be suitable for a single damaged accessory, but repeated small fixes to a deteriorating installation can cost more over time and leave tenants dealing with recurring faults.
Ask for a clear explanation of each observation, the proposed remedy, the likely disruption and the certification that will be provided on completion. A professional electrician should distinguish between urgent safety work, necessary compliance repairs and optional upgrades, so you can make informed decisions without compromising safety.
PG Electrical supports landlords with EICRs, remedial works, consumer unit upgrades and clear certification across London and Kent. Where faults are identified, the priority is to make the property safe, explain the practical options and help bring the installation back into compliance without unnecessary delay.
An unsatisfactory EICR is best treated as an action plan, not an administrative problem. Deal with urgent issues immediately, keep the paperwork complete and use the findings to plan sensible maintenance for a safer, more reliable rental property.
