You’ve paid for an EICR. Your electrician hands you a report. You open it and see a grid of numbers, regulation codes like “411.3.3” and “514.9.1”, tick boxes, and a pass or fail outcome. But do you actually understand what’s wrong with your property’s electrics? Can you explain to your tenant what needs fixing and why?
For most landlords and property managers, the honest answer is no. And that’s a problem — because an EICR that nobody can understand is an EICR that doesn’t do its job properly.
At Manchester Compliance, we believe every EICR report should be written so the person paying for it can actually understand what’s been found, what it means and what needs to happen next. Here’s why that matters and what a good EICR report should look like.
The Problem: EICR Reports That Nobody Can Read
The standard EICR form — the official model forms published by the IET (Institution of Engineering and Technology) — is designed for electricians. It uses technical language, BS 7671 regulation references and standardised observation codes. That’s entirely appropriate for the formal certificate, which needs to be technically precise and legally compliant.
But here’s where many electricians fall short: they fill in the minimum required fields, write a regulation number next to a fault code, and hand over the paperwork. The landlord or property manager receives a document that says something like:
“C2 — 411.3.3 — Inadequate — Distribution Board”
What does that actually tell you? Unless you happen to know that Regulation 411.3.3 relates to automatic disconnection of supply and RCD protection, the answer is: nothing useful. You know something is wrong, but you don’t know what it is, why it matters, or how serious it is.
This is the gap we see every day. Reports that technically comply with the reporting requirements but completely fail the person who’s paying for them.
What a Good EICR Report Should Include
A properly written EICR report should do three things beyond the standard form: explain what’s wrong in plain English, reference the specific regulation that’s been breached, and provide photographic evidence of the findings. Let’s break down why each one matters.
1. Plain English Descriptions
Every observation on an EICR should be accompanied by a clear description that anyone can understand. Not just a regulation number — but an actual explanation of what’s been found and why it’s a concern.
For example, instead of just writing:
“C2 — 411.3.3”
A good report should say something like:
“C2 — The consumer unit does not have RCD protection on all circuits. This means that if a fault occurs (for example, a damaged cable or a faulty appliance), the protective device may not disconnect quickly enough to prevent electric shock. Regulation 411.3.3 requires automatic disconnection of supply within the specified time to protect against electric shock. Recommend consumer unit upgrade to a split-load or dual RCD board.”
The difference is night and day. The landlord now knows what’s wrong, why it’s dangerous, which regulation requires it, and what needs to happen to fix it. They can explain this to their tenant. They can make an informed decision about the remedial works. They can understand exactly what they’re paying for.
2. Regulation References Explained
The BS 7671 regulation numbers are important — they provide the technical and legal basis for the observation. But they shouldn’t just be listed as bare numbers. A professional report should briefly explain what the regulation requires.
Here are some of the most common regulations referenced on EICR reports in Manchester, and what they actually mean:
- Regulation 411.3.3: Requires automatic disconnection of supply (RCD protection) within specified times. If this is flagged, it usually means circuits lack proper RCD protection — a consumer unit upgrade is typically needed.
- Regulation 514.9.1: Requires a warning notice at the consumer unit where RCD protection is fitted. If missing, it’s a simple fix — a label needs to be applied — but it still needs recording.
- Regulation 543.3.1: Relates to protective conductors (earthing). A C2 here typically means the earthing conductor is undersized, missing, or not properly connected — a serious safety concern.
- Regulation 522.6.6: Requires cables passing through walls, floors or ceilings to be properly protected against mechanical damage. If flagged, cables may be exposed or insufficiently protected.
- Regulation 421.1.201: Requires arc fault detection devices (AFDDs) on certain circuits in higher-risk locations. This is a newer requirement under the 18th Edition amendments.
- Regulation 411.4.9: Requires supplementary bonding in bathrooms and similar locations. If missing, metallic pipework and fittings may not be properly earthed.
By including a brief explanation alongside each regulation reference, the report becomes a document that educates as well as certifies. The landlord understands not just what’s wrong, but why the regulation exists in the first place.
3. Photographic Evidence of Findings
This is where many EICR reports really fall short. A photograph of every significant finding transforms an EICR from a piece of paperwork into a genuinely useful document.
Consider the difference between reading:
“C2 — Damaged cable insulation at first floor landing”
…and seeing an actual photograph of a cable with cracked, deteriorated insulation exposing the conductor beneath. The photo makes the finding real. It removes ambiguity. It shows the landlord, the tenant, the agent and — if necessary — the local authority exactly what was found, where it was found, and how serious it is.
Good photographic evidence should include:
- The consumer unit — showing its condition, labelling, internal layout and any deficiencies
- Each significant fault — damaged cables, missing covers, poor connections, exposed wiring, absent bonding
- The location in context — wide shots showing where in the property the fault is located
- Before and after — if remedial works are carried out, photos showing the installation before and after correction
- Labels and notices — showing whether required warning labels are present or absent
Photographs protect everyone. They protect the landlord by proving the condition of the installation at the time of inspection. They protect the electrician by evidencing their findings. And they protect the tenant by creating a clear, visual record of any safety concerns.
Why This Matters for Landlords and Property Managers
An EICR report that’s written in plain English with regulation explanations and photographic evidence isn’t just a “nice to have”. It serves critical practical purposes:
- Informed decision-making: You can evaluate remedial quotes properly when you understand what’s actually wrong. No more blindly approving work you don’t understand.
- Tenant communication: You can explain to tenants what’s been found and what’s being done about it. This builds trust and demonstrates you take their safety seriously.
- Local authority compliance: If the council requests your EICR, a detailed report with photos demonstrates thorough, professional inspection. It shows you’re taking your legal obligations seriously.
- Dispute resolution: If a tenant raises concerns or a dispute arises about the condition of the electrics, photographic evidence provides an objective record of what was found at the time of inspection.
- Portfolio management: For agents managing dozens or hundreds of properties, clear reports make it far easier to prioritise remedial works, budget effectively, and track compliance across the portfolio.
What to Look for When Choosing an EICR Provider in Manchester
Not all EICR providers are equal. When you’re choosing who to carry out your electrical inspections, ask these questions:
- Do you provide plain English descriptions alongside regulation codes? If the answer is “we just use the standard form”, that’s a red flag. You deserve better.
- Do you include photographic evidence of findings? Any electrician with a smartphone can photograph their findings. If they’re not doing it, ask why.
- Are you NICEIC approved? NICEIC approval means the contractor’s work is regularly assessed for quality and competence. It’s the gold standard for electrical compliance in the UK.
- Do you carry out remedial works in-house? If your EICR provider can also complete the remedial works, you avoid the hassle of finding a second contractor and the risk of miscommunication between the inspector and the repairer.
- How quickly do you issue certificates? There’s no good reason for an EICR certificate to take days or weeks to arrive. Same-day digital delivery should be the standard.
How Manchester Compliance Writes EICR Reports
At Manchester Compliance, we’ve always believed that an EICR report should work for the person paying for it, not just for the filing cabinet. That’s why every EICR we carry out includes:
- Clear, plain English descriptions of every observation, so you know exactly what’s been found and why it matters
- BS 7671 regulation references with brief explanations of what the regulation requires
- Photographic evidence of all significant findings, included with the report
- Same-day digital certificates emailed direct to you, your agent, or whoever needs them
- Remedial works completed in-house if faults are found, with clear quotes and fast turnaround
We serve over 60 estate agents and property managers across Greater Manchester because we understand that compliance isn’t just about ticking a box — it’s about delivering a service that makes your life easier and keeps your tenants safe.
Want an EICR Report You Can Actually Understand?
Book your EICR with Manchester Compliance. Plain English reports, photographic evidence and same-day certificates — as standard.
Published February 2026 by Manchester Compliance Ltd. This article is for informational purposes and does not constitute legal advice. Always consult the relevant regulations and seek professional guidance for your specific situation.