An EICR is not just a quick look at the fuse board and a tick on a form. A proper Electrical Installation Condition Report checks the fixed wiring, consumer unit, earthing, circuits and a sample of accessories to see if the installation is safe for continued use.
The mistake we often see is people booking it too late, usually just before a tenancy starts, a sale completes, or an office fit-out handover is due. If the report comes back unsatisfactory, you may need remedial electrical work before the paperwork is acceptable, and that can mean delays, extra visits and avoidable stress.
For a typical London flat, an EICR might take two to four hours. For a larger house, older period property, or commercial premises with several distribution boards, it can take most of a day or longer. The time depends less on the postcode and more on the number of circuits, access, age of wiring and what we find once the covers come off.
Understand Why EICR Timing Varies So Much
An EICR takes time because the electrician is testing the installation, not just looking at it. We have to isolate circuits, remove selected socket and switch fronts, test continuity, insulation resistance, polarity, RCD operation and earth fault loop impedance, then record the findings against BS 7671, the IET Wiring Regulations.
London properties add their own complications. We regularly test Victorian terraces with later extensions, mansion flats with communal risers, shop units with altered lighting circuits, and rentals where three different electricians have changed bits over 20 years. A neat modern consumer unit with clear labelling is quicker than an old fuse board with handwritten labels that no longer match the circuits.
As a rough guide, a studio or one-bedroom flat is often around 1.5 to 3 hours. A two or three-bedroom flat or small house is commonly 3 to 5 hours. A larger family house, HMO, restaurant, office or retail unit can take a full day, and some commercial EICRs are best split into sections to avoid shutting down the whole premises at once.
Clear Access Before the Electrician Arrives
Make the consumer unit easy to reach before the visit. We need clear working space around it, not coats, boxes, cleaning products or bikes stacked in front of the cupboard. In some Kensington and Chelsea flats, the board is tucked in a hallway cupboard or above a front door, so a small step ladder and safe access may be needed.
Unlock rooms, cupboards, roof spaces, basements and meter cupboards if they are part of the installation. For rented flats, landlords or managing agents should tell tenants in advance that power will be turned off in stages. In commercial premises, make sure staff know which areas may be unavailable during testing.
If we cannot get to parts of the installation, those limitations have to be recorded on the report. Too many limitations can make the EICR less useful, and in some cases we may need to return for a second visit.
Isolate Circuits and Carry Out Dead Testing
The electrician will normally start at the consumer unit or distribution board and identify the circuits. Power has to be switched off for parts of the test, especially during dead testing. This is where we test things like continuity of protective conductors, ring final circuit continuity and insulation resistance.
Insulation resistance testing helps find damaged cable insulation, moisture problems, ageing wiring and faults hidden behind walls or under floors. In older London homes, we sometimes find rubber-insulated cable, obsolete wiring colours, borrowed neutrals on lighting circuits, or additions that were never tested properly when installed.
This is not DIY work. EICR testing needs calibrated test instruments, safe isolation procedure and the competence to interpret the readings. Removing covers or poking around inside a consumer unit without training is a real shock and fire risk.
Open a Sample of Sockets, Switches and Fittings
An EICR is usually a periodic inspection, not a full dismantling of every fitting in the property. The electrician opens a representative sample of accessories, such as sockets, switches, fused spurs and light fittings, then increases the sample if faults appear. If one socket on a circuit shows overheating or loose connections, we will usually inspect more of that circuit.
We are looking for practical defects: loose terminals, signs of arcing, damaged back boxes, missing grommets, poor cable support, incorrect cable sizes and no earth where one is required. In period properties with decorative plasterwork, timber floors and old lath and plaster walls, we take care not to cause unnecessary damage, but safety has to come first.
You may see the electrician removing faceplates and taking readings rather than “fixing as they go”. That is normal. The EICR is the inspection and report. Urgent dangers can be made safe there and then, but planned remedial work is usually quoted separately once the full condition is known.
Test RCDs, Earthing and Protective Devices
Modern electrical safety relies heavily on protective devices working quickly when a fault occurs. During an EICR we test RCDs and RCBOs, check earthing arrangements and confirm that disconnection times are acceptable. If an RCD fails to trip within the required time, that is not a small paperwork issue.
Many older flats still have consumer units without RCD protection on socket circuits or bathroom circuits. That does not always mean the whole installation is automatically dangerous, but it is often coded, especially where current safety expectations are not met. Missing main bonding to gas or water services is another common fault we find, particularly where pipework has been altered during kitchen or bathroom works.
Gas pipe bonding, water bonding and earthing are often hidden behind cupboards or in service risers. If the property is leasehold, access may involve building management or a communal freeholder, so it is sensible to arrange keys and permissions before the test date.
Record the EICR Codes and Explain the Result
The report records observations using standard EICR codes. C1 means danger present and requires immediate action. C2 means potentially dangerous and needs urgent remedial work. FI means further investigation is required because the electrician cannot confirm safety without more checks. C3 means improvement recommended, but it does not make the report unsatisfactory by itself.
An EICR is satisfactory only if there are no C1, C2 or FI observations. If a landlord receives an unsatisfactory EICR, the Electrical Safety Standards in the Private Rented Sector Regulations 2020 require remedial works to be completed within 28 days, or sooner if the report states a shorter period. Written confirmation should then be provided to the tenant and local authority if requested.
For businesses, the legal picture is different but still serious. The Electricity at Work Regulations 1989 require electrical systems to be maintained so they are safe. Insurance companies, managing agents and fire risk assessors often ask for a current EICR, especially in offices, shops, restaurants and communal areas.
Arrange Remedial Work Before Relying on the Report
If the EICR is unsatisfactory, the next step is to price and complete the remedial work. Small items such as replacing a damaged socket, fitting a blank plate or correcting a loose connection might be around £80 to £150 per item depending on access and travel time. Replacing an old consumer unit with a modern metal-clad unit with RCBOs and surge protection is often in the region of £650 to £1,200 for a domestic property, depending on circuits and testing.
More involved faults cost more because they take time to trace. A borrowed neutral on stair lighting, damaged cable under a floor, or poor earthing in a converted flat can need investigation before anyone can quote accurately. Fault finding in London homes is commonly charged from around £90 to £150 per hour, with final costs depending on how hidden the problem is.
Once C1, C2 and FI items are dealt with, the electrician provides written confirmation, often called a remedial certificate or confirmation of works. The original EICR does not disappear, but together with the remedial paperwork it shows the required safety issues have been addressed.
Plan Timing, Cost and Disruption Sensibly
For domestic EICRs in London, typical prices are around £150 to £300 for a small flat and £250 to £450 for a larger flat or house. Commercial EICRs vary more because they are priced by the number of circuits, boards, access arrangements and whether testing must be done out of hours. A small shop or office may start around £250 to £500, while larger premises need a survey before a sensible price can be given.
Book the EICR before the deadline, not on the day you need the certificate. For a rental, we would normally suggest arranging testing a few weeks before a new tenancy or renewal, especially if the property has an older fuse board, mixed wiring ages, or recent DIY alterations. For businesses, plan testing outside trading hours if tills, fridges, servers, alarms or access control systems will be affected.
Common warning signs before an EICR include flickering lights, warm sockets, buzzing from the consumer unit, repeated tripping, scorch marks, cracked accessories, old rewireable fuses and extension leads doing the work of fixed sockets. If you notice burning smells, visible damage, sparking, or a socket that is hot to touch, stop using that circuit if safe to do so and call a qualified electrician promptly.
Under Part P of the Building Regulations, certain domestic electrical works are notifiable, including new circuits and consumer unit replacements. That is another reason not to treat EICR remedials as handyman odds and ends. Use a competent electrician who can test the work properly and provide the right paperwork.
Kensington Maintenance Services Ltd carries out electrical inspection, fault finding and remedial work across local homes, rental properties and commercial premises. If you need help planning a test, our Electrical Services team can talk through access, likely timings and what paperwork you need before the visit.
Frequently Asked Questions
Q1: How long does an EICR take for a one-bedroom flat?
Most one-bedroom flats take around 1.5 to 3 hours if access is straightforward and the consumer unit is clearly labelled. Older wiring, poor access or faults found during testing can add time.
Q2: Can I stay in the property during an EICR?
Yes, but expect power to be turned off in stages. If you work from home, save files, charge devices and avoid scheduling video calls during the test.
Q3: What happens if my EICR fails?
The report will list C1, C2 or FI items that make it unsatisfactory. Those issues need remedial work or further investigation, followed by written confirmation once they are resolved.
Q4: How often does a landlord need an EICR?
In England, most private rented properties need an EICR at least every five years, unless the report recommends a shorter interval. A copy should be given to tenants in line with the rental safety regulations.
Q5: Is an EICR the same as PAT testing?
No. An EICR covers the fixed electrical installation, such as wiring, circuits and the consumer unit. PAT testing covers portable appliances like kettles, computers and extension leads.
The main point is simple: an EICR takes as long as needed to test the installation properly, and the report only becomes useful when any serious faults are dealt with correctly. If you are a homeowner, landlord or business in London and need clear timings, safe testing and practical remedial advice, contact Kensington Maintenance Services Ltd or get a quote from our electrical team and we will help you get the job handled properly from inspection through to final paperwork.