An EICR can look more alarming than it is. A report may run to several pages, contain regulation references and use codes such as C1, C2 and FI without explaining what they mean in plain English. Knowing how to read EICR reports helps you separate urgent safety work from sensible improvements, ask the right questions and act before a small defect becomes a serious problem.
Whether you own a home, manage rented property or are responsible for business premises, start with the overall outcome – then read the observations in context. The detail matters, but it should lead to clear decisions rather than confusion.
Start with the overall EICR outcome
Near the front of the report, look for the overall assessment: Satisfactory or Unsatisfactory.
A satisfactory result means the inspector has not identified any observation requiring urgent investigation or remedial work under the EICR coding system. It does not mean every part of the installation is brand new, nor that there are no recommendations. Older installations can still be satisfactory when they are safe for continued use.
An unsatisfactory result means the report contains at least one C1, C2 or FI observation. This does not automatically mean that the whole property needs rewiring or that the electrical supply must be switched off. It means specific issues must be dealt with before the installation can be regarded as satisfactory.
Read the overall result alongside the report’s stated extent and limitations. If the inspector could not access a locked outbuilding, concealed wiring, roof void or fixed equipment, that restriction may affect what the report can confirm.
How to read EICR reports section by section
The first pages confirm the basics: the client and property address, the reason for inspection, the date, and the recommended date for the next inspection. Check these details are correct, especially on a rental property or commercial site where the report may be needed as evidence of compliance.
The recommended next inspection date is not an expiry date in the same way as an MOT. It is the inspector’s professional recommendation based on the type, age and condition of the installation, along with how it is used. A busy workshop, rental property and owner-occupied home may need different inspection intervals.
Next, review the section covering the extent of installation inspected and any limitations. This tells you what was included, such as consumer units, circuits, accessories, earthing arrangements and fixed equipment. It also explains what could not be inspected or tested. A limitation is not necessarily a defect, but it is relevant. If an area was not accessible, no inspector can give the same level of assurance about it as they can about the areas tested.
The report should also record supply characteristics and earthing arrangements. These technical details include the type of supply, main protective device, earthing conductor and bonding to services such as gas and water. You do not need to interpret every figure yourself, but missing or inadequate earthing and bonding are matters worth discussing with your electrician because they form a key part of shock protection.
Check the schedules, not just the front page
An EICR usually includes schedules of inspection and test results. These show the circuits tested, their protective devices, test readings and whether visual checks were satisfactory.
For a homeowner, the most useful question is whether each circuit has been tested and clearly identified. A consumer unit schedule should make it easier to see which breaker controls the cooker, sockets, lighting, smoke alarms or outbuildings. Poor or missing circuit labelling may be noted as an observation, and it can slow down fault finding or emergency isolation later.
Test figures can be difficult to interpret without training. Rather than relying on one number in isolation, look for remarks, failed items or observations connected to that circuit. The inspector is responsible for assessing the results against the requirements of BS 7671 and the condition of the installation as a whole.
Understand the EICR observation codes
The observations section is the part most property owners need to focus on. It sets out defects, departures from current standards and items needing further investigation. Each observation should have a code explaining its level of urgency.
C1 – Danger present. This means there is an immediate risk of injury and urgent action is required. Examples can include exposed live parts or damaged equipment that could cause electric shock. Where possible, the inspector may make the item safe during the visit, but permanent repairs should still be arranged and recorded.
C2 – Potentially dangerous. This code means the issue is not necessarily causing immediate danger at that moment, but it could become dangerous and requires urgent remedial work. A missing protective measure or a damaged accessory may fall into this category, depending on the circumstances.
FI – Further investigation required without delay. FI is used when the inspector has identified a concern but cannot establish its full cause or safety implications during the inspection. It should not be ignored simply because the precise fault is not yet known. Further investigative work is needed promptly to determine what repair is required.
C3 – Improvement recommended. A C3 does not make the report unsatisfactory. It identifies an improvement that would bring an installation closer to current standards or improve safety. For example, an older but otherwise safe arrangement may not include a protective feature expected in a modern installation. A C3 should be considered properly, particularly during planned upgrades, but it is not treated in the same way as a C1, C2 or FI.
The wording beside the code is as important as the code itself. “No RCD protection to socket outlets” means something different from “damaged socket outlet in kitchen”, even if both lead to recommendations. Ask for the location, the reason for the code and the practical remedy if anything is unclear.
Put the findings in the right order
A good next step is to group the observations by urgency and plan. C1 issues need immediate attention. C2 observations and FIs should be addressed without delay, with investigative work completed before assuming a simple repair will solve the issue. C3 items can usually be planned around maintenance, refurbishment or a consumer unit upgrade.
It depends on the fault and the property. A single damaged fitting may be resolved quickly, while recurring tripping, poor test results or obsolete equipment can point to a wider issue. Do not assume that every unsatisfactory EICR requires a full rewire, but do not accept a vague verbal assurance that a report is “probably fine” either. The written observations should guide the scope of work.
For rented homes in England, landlords must ensure the electrical installation is inspected and tested at least every five years by a qualified and competent person, or more often if the report recommends it. Where the report requires remedial work or further investigation, this must generally be completed within 28 days, or sooner if the report specifies. Keep the report, invoices and written confirmation of completed work together.
Business owners should take the same practical approach. An EICR supports electrical safety duties, but premises with equipment, staff and customer access may also need a maintenance plan that deals with issues before the next periodic inspection.
Ask for a clear remedial quotation
An EICR identifies condition and safety concerns. It is not, by itself, a quotation for repairs. Before work starts, ask for a clear breakdown of what will be rectified, which observations it addresses and whether any further investigation could uncover additional work.
A transparent quotation should distinguish essential remedial work from optional improvements. This is particularly useful where a report includes several C3 recommendations alongside one or two urgent items. It lets you make an informed decision without delaying work that affects safety or compliance.
Once remedial work is complete, ask for appropriate written confirmation. Depending on the work, this may be a Minor Electrical Installation Works Certificate, an Electrical Installation Certificate, or written confirmation that the relevant observations have been resolved. Keep it with the original EICR for your records.
Choose an inspector who explains the report
The value of an EICR is not just the certificate at the end. It is the confidence that the inspection was thorough, the findings were properly classified and the advice is clear enough to act on. Use a qualified, insured electrical contractor with relevant inspection and testing competence, and make sure you can speak to them about the findings.
At Goodwin Electrical, we believe a report should give Plymouth, Devon and Cornwall property owners a practical route forward, not a page of unexplained codes. If an EICR raises concerns, the right response is to understand the specific risk, deal with urgent items promptly and retain clear evidence of the work completed. That approach protects people, property and your peace of mind.