In England and Wales, Electrical Installation Condition Reports (EICRs) are required for the communal areas of leasehold blocks of flats and residential estates under a mix of legal duties, health and safety regulations, and best practice guidance.
Legal Framework
While there is no specific legislation mandating EICRs for communal areas of leasehold blocks in the same way as for private rented dwellings, several laws create an implicit obligation:
Health and Safety at Work etc. Act 1974
- Applies where a managing agent or landlord employs staff (e.g. caretakers, cleaners).
- Requires safe systems of work, which includes electrical safety.
The Electricity at Work Regulations 1989
- Require electrical systems to be maintained safely and checked regularly.
- Implies that EICRs are needed to ensure systems are not deteriorating to unsafe conditions.
The Regulatory Reform (Fire Safety) Order 2005
- Applies to common parts of multi-occupied residential buildings.
- Requires a fire risk assessment, which includes identifying electrical hazards.
- EICRs support this assessment by evidencing the safety of the electrical installation.
What is an EICR?
An EICR is a formal inspection and testing report produced by a qualified electrician. It:
- Identifies defects, deterioration or non-compliance with current wiring regulations.
- Assesses whether the installation is safe for continued use.
- Recommends remedial works using classification codes (C1, C2, C3).
- EICRs are often required to comply with Fire risk assessments (to ensure electrical hazards are mitigated) and by buildings Insurance.
Communal Areas Covered
EICRs should be carried out on communal electrical installations, such as:
- Lighting in corridors, stairwells, car parks
- Emergency lighting systems
- Door entry systems and intercoms
- Communal fuse boards and risers
- External lighting (paths, gates, gardens)
- Lifts and their electrical supplies (in coordination with lift engineers)
Frequency of Testing
The recommended frequency under BS 7671 (IET Wiring Regulations) and industry best practice is to complete an inspection every 5 years. This may be more frequent than this, if the EICR recommends this.
Link to Fire Safety and Compliance
EICRs are often requested as part of:
- Fire risk assessments (to ensure electrical hazards are mitigated)
- Insurance audits
- Compliance with risk-based property management systems like ISO 45001 or PAS 9980
