Electrical Survey – Electrical Installation Inspection & EICR Services

An electrical survey is a professional inspection and testing process used to assess the condition and safety of a property's fixed electrical installation. In residential properties, the formal report produced following periodic inspection and testing is commonly an Electrical Installation Condition Report (EICR).

An EICR can identify deterioration, defects and potentially dangerous electrical conditions and state whether the installation is considered satisfactory or unsatisfactory for continued use.

Through FraserBond.com, homeowners, landlords, buyers and property managers can explore electrical surveys, EICRs, electrical repairs and wider property-maintenance services.

What Is an Electrical Survey?

People use "electrical survey" to describe several types of electrical inspection, but for an existing property's fixed wiring, an EICR is usually the relevant detailed assessment.

It examines the condition of electrical installations such as:

• Consumer unit
• Fixed wiring
• Electrical circuits
• Sockets
• Switches
• Lighting circuits
• Earthing arrangements
• Bonding
• Protective devices
• RCD protection
• Fixed electrical accessories

The inspection combines visual assessment with appropriate electrical testing.

What Is an EICR?

EICR stands for Electrical Installation Condition Report.

After inspection and testing, the electrician produces a report documenting the installation's condition and any observations requiring attention.

Electrical Safety First states that the EICR should include an inspection schedule together with schedules of circuit details and test results. The report ultimately records whether the installation is considered satisfactory or unsatisfactory for continued use.

What Does an Electrical Survey Check?

The exact inspection depends on the property and installation, but an electrician may assess:

Consumer Unit → Circuits → Wiring → Earthing → Bonding → RCDs → Sockets → Lighting → Fixed Accessories → Test Results

The objective isn't simply to establish whether electricity currently works.

An installation can appear operational while still containing safety defects that require attention.

Consumer Unit Inspection

The consumer unit—often called the fuse box—is an important part of an electrical survey.

The electrician may assess matters involving:

• Overall condition
• Signs of overheating
• Protective devices
• Circuit arrangements
• Labelling
• RCD protection
• Connections
• Evidence of inappropriate modifications

An older consumer unit does not automatically mean the electrical installation is unsafe or that it must immediately be replaced.

The condition and safety of the complete installation need to be assessed.

Electrical Wiring Inspection

Electrical wiring can deteriorate or be altered over time.

An inspection may identify issues associated with:

• Ageing wiring
• Damaged insulation
• Poor alterations
• Loose connections
• Inadequate earthing
• Incorrect protective devices
• Overheating
• Previous DIY electrical work

Testing helps identify problems that aren't necessarily visible during a normal property viewing.

Socket and Switch Inspection

Sockets and switches may be inspected for issues such as:

• Physical damage
• Loose fittings
• Signs of overheating
• Unsafe connections
• Poor installation
• Earthing problems

A cracked or burnt electrical accessory should not simply be ignored until the next routine inspection.

Signs of overheating, sparking or burning require prompt professional attention.

RCD Testing

An RCD, or residual current device, is an important electrical protective device.

During an electrical inspection, relevant RCDs can be tested to determine whether they operate appropriately.

Importantly, an older installation shouldn't automatically receive the most serious classification merely because it doesn't incorporate every feature found in the latest installation standard. Classification depends on the actual safety implications identified by the inspector. Electrical Safety First's current technical guidance provides different classifications depending on the specific RCD condition and how protection is being provided.

Earthing and Bonding

Earthing and protective bonding are fundamental aspects of electrical safety.

An electrical survey can assess the relevant arrangements and identify defects requiring attention.

These systems help reduce the risk of dangerous voltages remaining accessible when an electrical fault occurs.

Problems involving earthing shouldn't be treated as cosmetic defects.

What Do EICR Codes Mean?

One of the most important parts of understanding an electrical survey is knowing the EICR classification codes.

C1 – Danger Present

C1 means danger is present and there is a risk of injury.

Immediate remedial action is required.

C2 – Potentially Dangerous

C2 means a potentially dangerous condition has been identified.

Urgent remedial action is required.

C3 – Improvement Recommended

C3 means improvement is recommended.

It doesn't by itself make the EICR unsatisfactory.

FI – Further Investigation

FI means further investigation is required without delay.

The electrician hasn't been able to determine the full extent or safety implications of a particular issue during the inspection and additional investigation is required.

What Is an Unsatisfactory EICR?

An EICR is considered unsatisfactory where observations include:

• C1
• C2
• FI

Electrical Safety First confirms that an installation should be assessed as unsatisfactory for continued use when any observation is classified C1, C2 or FI.

A C3 observation alone is an improvement recommendation and doesn't make the report unsatisfactory.

Electrical Survey for Home Buyers

An electrical survey can be particularly useful when buying an older property.

A normal viewing may tell you that:

• Lights work
• Sockets have power
• Consumer unit appears modern

but it doesn't provide the same information as inspection and testing of the fixed electrical installation.

A buyer may consider an EICR where:

• Property is older
• Electrical history is unclear
• Extensive alterations have occurred
• Wiring appears dated
• There are signs of DIY electrical work
• Existing documentation isn't available
• Major renovation is planned

The results can also help with budgeting for future electrical improvements.

Electrical Survey Before Buying a House

An EICR isn't generally a legal requirement simply because a property is being sold.

Electrical Safety First confirms that sellers aren't required to provide an EICR purely in order to sell a home, although having one can give a prospective buyer additional information about electrical safety.

For a buyer, arranging an inspection before purchase can identify electrical work that may otherwise become an unexpected post-completion expense.

Electrical Survey vs Building Survey

A building survey and electrical survey serve different purposes.

Building Survey

Primarily assesses the physical condition of the building and identifies defects involving the structure and fabric.

Electrical Survey / EICR

Specifically involves inspection and testing of the electrical installation.

If the electrical condition is particularly important to a property purchase, don't assume a general building survey provides the same level of electrical assessment as an EICR.

Electrical Survey for Landlords

Electrical inspections have particular importance for rental properties.

Current regulations in England require landlords to have electrical installations in rented properties inspected and tested by a qualified person at least every five years. A report must be obtained, and copies must be supplied according to the regulatory requirements.

The regulations were expanded in 2025 to include the social rented sector.

How Often Do Rental Properties Need an EICR?

For rented properties covered by the current England regulations, electrical installations must be inspected and tested by a qualified person at least every five years.

The report itself should also state the date by which the next inspection and test is due.

If the report requires an earlier inspection, follow that requirement rather than simply assuming every property automatically receives a five-year interval.

Landlord EICR Requirements

Current GOV.UK guidance for England states that landlords must:

• Ensure applicable electrical safety standards are met.
• Arrange inspection and testing by a qualified person at least every five years.
• Obtain the resulting report.
• Give an existing tenant a copy within 28 days.
• Give a new tenant a copy before occupation.
• Give a prospective tenant a copy within 28 days when requested.

Landlords can also be required to supply the report to the local authority.

EICR Remedial Work

If a landlord's EICR identifies C1 or C2 issues, remedial work is required. An FI also requires further investig