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Failed EICR? The most common reasons London properties fail and how to fix them
What makes an EICR unsatisfactory
Every observation on an Electrical Installation Condition Report gets a code:
- C1, danger present. Risk of injury now. The electrician makes it safe straight away, for example by isolating the circuit.
- C2, potentially dangerous. Not dangerous this minute, but it could become dangerous if there is a fault. Must be fixed.
- FI, further investigation. The inspector found something they could not fully check and it may be dangerous. Must be investigated.
- C3, improvement recommended. Not up to the current standard but not dangerous. It does not fail the report on its own.
One C1, C2 or FI item is enough to make the whole report unsatisfactory. More detail: C1, C2, C3 and FI explained.
The 9 most common reasons London properties fail
| Reason | Usual code |
|---|---|
| 1. No RCD protection on socket circuits | C2 |
| 2. No main protective bonding to gas and water pipes | C2 |
| 3. Damaged sockets, switches and fittings | C1 or C2 |
| 4. Signs of overheating or burning | C1 or C2 |
| 5. No earth on lighting circuits with metal fittings | C2 |
| 6. Poor test results: insulation resistance or earth fault loop | C2 or FI |
| 7. Circuits that cannot be traced or tested | FI |
| 8. DIY and unnotified work | C2 or FI |
| 9. Bathrooms and kitchens | C2 |
1. No RCD protection on socket circuits (usually C2)
Older fuse boards and many early plastic boards have no RCD (residual current device). Sockets that could feed equipment used outdoors, and most socket circuits in homes, are expected to have 30 mA RCD protection. The usual fix is a new consumer unit with RCBOs or RCDs, or an RCD added to the existing board if it is in good condition.
2. No main protective bonding to gas and water pipes (usually C2)
The thick green and yellow earth cables that connect the incoming gas and water pipes to the main earthing terminal are missing, too small or disconnected. This is common after a boiler or kitchen replacement. The fix is to install or upgrade the bonding conductors and clamps.
3. Damaged sockets, switches and fittings (usually C1 or C2)
Cracked socket fronts, broken switch plates, loose back boxes or exposed live parts. Anything that leaves live parts exposed is coded C1 (danger present) and is made safe on the day. The fix is to replace the damaged accessories.
4. Signs of overheating or burning (usually C1 or C2)
Scorch marks on sockets, melted plug tops or a hot, discoloured connection at the fuse board. These are taken very seriously, the circuit may be switched off until it is repaired. The fix is to replace the damaged parts and remake the connections.
5. No earth on lighting circuits with metal fittings (usually C2)
Older lighting circuits were often wired with no earth conductor. That is a problem where there are metal light fittings or metal switch plates. The fix is to fit Class II (double-insulated) fittings and plastic switches, or to rewire the circuit.
6. Poor test results: insulation resistance or earth fault loop (usually C2 or FI)
Low insulation resistance points to damaged or damp cables. High earth fault loop impedance means a protective device may not disconnect fast enough in a fault. If the cause cannot be found during the EICR, it is coded FI (further investigation). The fix is to trace and repair the faulty part of the circuit.
7. Circuits that cannot be traced or tested (usually FI)
Circuits that disappear into walls, junction boxes under floors with no access, or a second board nobody can find. FI means the inspector could not confirm whether there is danger. The fix is a further investigation visit, then repair of whatever is found.
8. DIY and unnotified work (usually C2 or FI)
Extra sockets spurred off the wrong circuit, cables run without protection, connections made with tape, or kitchen and bathroom work with no certificate. The fix depends on what is found, often re-making the work properly and certifying it.
9. Bathrooms and kitchens (usually C2)
Sockets or switches too close to a bath or shower, light fittings with the wrong IP rating, or no RCD protection on circuits serving the bathroom. The fix is to move or replace the accessories and make sure the circuits are RCD protected.
Victorian and Edwardian conversions in areas like Haringey, Islington, Hackney and Camden often fail on bonding and older lighting circuits. Ex-council houses in outer boroughs often fail on old fuse boards with no RCD. Busy HMOs fail more often on damaged accessories and overloaded circuits. HMO landlords: see HMO EICR in London.
The 28-day rule for landlords
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, a private landlord must:
- Have the installation inspected and tested at least every 5 years, or sooner if the report says so.
- Give the tenant a copy of the report within 28 days, and the council within 7 days if it asks.
- If the report is unsatisfactory, get the remedial work or further investigation done within 28 days, or sooner if the report says so.
- Get written confirmation from a qualified person that the work is done and the standard is met, and send it to the tenant and the council within 28 days of finishing the work.
Councils can issue fines of up to £30,000 per breach. Full guide: EICR rules for landlords.
How remedial work gets you to satisfactory
- Send the report. Send us the unsatisfactory EICR, even if another company wrote it. We read every C1, C2 and FI item.
- Fixed quote per item. You get a written quote for each item before any work starts.
- Work and testing. We carry out the work, test every circuit we touch, and investigate FI items until the cause is found.
- Paperwork. You get an Electrical Installation Certificate or Minor Works Certificate for the work and the written confirmation landlords need for the tenant and the council.
EICR remedial work Book an EICR
We cover North, East and West London, including Barnet, Enfield, Haringey, Islington, Camden, Hackney, Waltham Forest, Newham, Tower Hamlets, Redbridge, Westminster, Ealing, Brent, Harrow.
Questions landlords ask
What is the most common reason an EICR fails?
In the rented homes we test across London, the most common reason is socket circuits with no RCD protection, usually on an old fuse board with rewireable fuses. Missing main protective bonding to the gas and water pipes is a close second. Both are normally coded C2.
How long does a landlord have to fix a failed EICR?
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, remedial work or further investigation must be done within 28 days of the report, or sooner if the report says so. The landlord then gets written confirmation from a qualified person and sends it to the tenant and the council within 28 days of the work being finished.
Can a different electrician do the remedial work?
Yes. Any qualified electrician can carry out the remedial work on a report done by another company, as long as they test the work and issue the right certificate or written confirmation for each item.
Does a C3 code mean the EICR has failed?
No. C3 means improvement recommended. A report with only C3 items can still be satisfactory. Only C1, C2 and FI items make it unsatisfactory.
Do I need a whole new EICR after the remedial work?
Usually not. For each C1, C2 and FI item the electrician gives written confirmation that the work is done and tested, normally with an Electrical Installation Certificate or Minor Works Certificate. Together with the original report, that shows the installation is now satisfactory.
This guide is general information, not legal advice. Published 31-10-2026 by Energy North Ltd, Bowes Road, London N11 1AB.