This EICR uncovered more issues than expected
Summary
Service provided: EICR Certificate
Property Type: 2 story terraced house built in the 1950s
Location: Harrow, London
Turn around time: To be completed within 48 hours.
The Challenge
A regular customer of ours who is a landlord of a number of properties in Harrow asked us to carry out an EICR certificate in their property to satisfy the The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. The landlord requested for us to contact the tenant and book a date and time.
The property is a two storey terraced house built in the 1950s, with some known older wiring (red and black cabling). The property had not been inspected for five years and was due for a re-inspection. The landlord mentioned that the tenant had reported some issues within the property; however, we advised that we would carry out the EICR and report back to the landlord if any issues were identified.
We booked this with the tenant and carried out a full EICR. During the EICR there were a number of points found that were unsafe and needed immediate rectification.
The Outcome
This installation was unsatisfactory because of a number of issues related to safety in the installation. The issues found are noted below:
- Incorrect circuit markings on the fuse box and mixed branded MCBs in the fuse box.
Explanation: Branded fuse boxes are designed for their own make of MCBs (circuit breakers – the switchy thing that goes up and down to turn your lights or sockets on or off). When different brands are added to a different fuse box the fitment might not be correct and put strain on the internal components, risking overheating or loose breakers.
All circuits should be marked correctly on the fuse box in case of an emergency and to help electricians identify circuits properly.
- Gaps around the fuse box.
Explanation: fuse boxes contain metal parts that can be rated up to 100amp meaning a shock from that kind of current can immediately kill. Its very important to make sure there are no gaps in the fuse box where fingers can be inserted. Modern units need to have a diaphragm grommet installed on all cable entry points to make sure dust, water or fingers cant be inserted.
- A broken cooker switch in the kitchen held together by blue tape.
Explanation: Accessories such as cooker switches or light switches should be held together by screws to make sure they are secured safely. Because of the live cables behind the switch face its very important to make sure the cables are not accessible to people.
- A broken socket face.
Explanation: Socket faces have high powered cables behind them. Making sure the cables behind are not accessible is vital to prevent electrocution. These visual observations are a main part of EICR testing and inspection.
- Signs of heat damage in the fuse box.
Explanation: There are burn marks on the top neutral bar (marked 7) where there are clear signs of overheating causing a black burn mark. The cable that was in that space has now been removed however it is something we would look into further in order to find out why this had happened.
- Mixed coloured cabling (Red & Black and Blue & Brown) and No continuity on the ring circuit.
Explanation: Red and black cabling has been around since the 1940s and used up until the early 2000s. It doesnt necessarily mean that the cables are unsafe however it is something worth noting on an EICR.
Ring circuits supply plug sockets in a property. Its called a ring circuit because the cable leaves the fuse board, goes around to all of the sockets and then returns back to the fuse box forming a ring or loop. The integrity of that “loop” is important to ensure the right size circuit breaker has been installed. Ring circuits can carry up to 32amp and therefore that should be the maximum limit of the breaker installed for that circuit. On the flip side if the ring has been broken the maximum should be 16amp.
- A broken spur switch missing a fuse.
Explanation: Broken and loose accessories are potentially dangerous and should be noted on the EICR certificate. They will be listed on the EICR as a point that needs addressing and can be rectified within a reasonable time.
- Single insulated main tails.
Explanation: Tails are the main power cables supplying the fuse box. They can be rated to 100amp and need to be double insulated to make sure they cant be damaged easily.
- Cover of trunking missing and exposed single insulated cables.
Explanation: Single insulated cables are categorised as a C2. Single unsulated cables can be spotted around your property by the brown/blue/green/yellow cables. If you can see these it means the outer layer (second insulation) has been removed or stripped. All cables in a property should be double insulated to ensure no exposure or risk to live cables.
- Exposed live cables
Explanation: Any exposed live cables are immediately deemed to be an immediately dangerous situation and need to be discussed wit the responsible person as soon as possible. These kinds of dangerous situations are the worst and need to be rectified immediately.
The Conclusion – Why Was the EICR Unsatisfactory?
The EICR identified several electrical safety concerns, including damaged accessories, exposed wiring, signs of overheating within the consumer unit and a broken ring circuit. Although some of these issues may appear minor individually, together they presented significant safety risks to the occupants.
Under BS 7671, electrical defects are classified according to the level of danger they present. In this case, several observations warranted C2 (Potentially Dangerous) and C1 (Danger Present) classifications.
What Do C1 and C2 Mean?
C1 – Danger Present (Immediate Action Required)
A C1 classification means there is an immediate risk of injury, such as electric shock, because dangerous live parts are accessible.
In this property, the exposed live cables were a particularly serious concern. If touched, these could cause a severe electric shock or potentially fatal injury.
C1 defects require immediate action to remove the danger. This may involve safely isolating the affected circuit until permanent repairs can be completed.
C2 – Potentially Dangerous (Urgent Remedial Action Required)
A C2 classification means that although there may not be an immediate danger under normal circumstances, the condition of the installation could become dangerous and result in electric shock, overheating or fire.
Several issues identified during this inspection could warrant a C2 classification, including:
- Broken ring circuit: The lack of continuity meant the circuit could no longer be confirmed as a complete ring. If protected by a 32A breaker, sections of the wiring could potentially become overloaded.
- Signs of overheating: The heat damage within the consumer unit suggested a possible loose connection or previous electrical fault that required further investigation.
- Damaged cooker switch and socket: Broken accessories could allow access to live electrical components, presenting a risk of electric shock.
- Exposed single-insulated wiring: Missing protective trunking covers and inadequate cable protection could leave wiring vulnerable to damage or accidental contact.
- Inadequately protected main tails: The single-insulated conductors required investigation and suitable protection to prevent accidental contact or damage.
The exact classification of each observation depends on the level of danger identified during the inspection. Some damaged accessories or accessible live parts may require a C1 rather than a C2 classification.
What Remedial Work Was Required?
To bring the electrical installation back to a satisfactory standard, the following remedial works were recommended:
- Consumer unit repairs: Investigate the overheating, check the compatibility of circuit breakers, secure cable entry points and correctly label all circuits. Depending on the condition of the existing unit, a consumer unit replacement may be the most practical solution.
- Ring circuit investigation: Locate the break in continuity and repair the circuit to restore the ring. Alternatively, the circuit may be reconfigured into appropriately designed and protected radial circuits.
- Replacement of damaged accessories: Replace the broken cooker switch, socket face and fused spur with suitable, securely fitted accessories.
- Cable protection: Reinstate missing trunking covers and ensure single-insulated conductors are enclosed or otherwise suitably protected.
- Main supply cable repairs: Replace or suitably protect the affected meter tails, with the appropriate authorised party involved where necessary.
- Exposed live wiring: Immediately make the affected wiring safe and carry out permanent repairs before the circuit is returned to service.
Once all necessary remedial works have been completed, the affected circuits should be inspected and tested, with the appropriate electrical certification issued.
Why Are Regular EICRs So Important?
This case highlights why an EICR is much more than a routine certificate required for rental properties.
The landlord was aware of some electrical issues reported by the tenant, but the inspection uncovered additional problems that were not necessarily visible during everyday use.
Electrical installations can deteriorate over time. Loose connections, damaged accessories, alterations to existing circuits and general wear and tear can all introduce safety risks, even where the electricity appears to be working normally.
For landlords in England, electrical installations in privately rented properties must generally be inspected and tested at least every five years, or sooner where required by the previous report. Where C1 or C2 defects are identified, the landlord must arrange the necessary remedial work within 28 days, or sooner if specified in the report. Immediate dangers must be made safe without delay.
The key takeaway: An unsatisfactory EICR does not necessarily mean an entire property needs rewiring. In many cases, targeted repairs, circuit alterations and replacement of damaged components can restore the installation to a satisfactory condition.
At Certify My Property, our aim is not simply to identify electrical defects, but to help landlords understand the risks, the reasons behind each observation and the practical steps required to make their properties safe and compliant.
Whether your property is a 1950s terraced house or a modern apartment, regular electrical inspections are essential for protecting tenants, preventing electrical hazards and maintaining a safe rental property.