When selling your home, your solicitor will ask you to fill in a Property Information Form (TA6) as part of the conveyancing process.  This will ask you to provide documentation to prove any electrical work complies with Building Regulations, for example wiring for a new extension or refitted bathroom. The key documents are:

• An Electrical Installation Certificate (EIC), or where applicable a Minor Electrical Installation Works Certificate that confirms the work meets BS 7671, the British standard for electrical safety; and
• A Building Regulations Compliance Certificate.

It is often at this point, that sellers realise they are missing key paperwork.

Why does a missing EIC matter?

The EIC is a safety certificate issued by a qualified electrician as confirmation that any electrical installation project meets British Standards BS 7671 (IEE Wiring Regulations). Only electricians registered for Part P of the Building Regulations, with a body like NICEIC (National Inspection Council for Electrical Installation Contracting or the ECA (Electrical Contractors Association) can self-certify their work.

So, it’s only a piece of paper, what the worst that can happen? If the EIC is missing, there is no evidence that any alterations or additions to the electrics in your home are safe or have been installed by a competent electrician.  Your would-be buyer could ask for money off the asking price to redo the work, which could prove to be expensive fix, or worst-case scenario, pull out of the sale. By law, the homeowner (or landlord) must be able to prove most electrical installation work meets Building Regulations or they will be committing a criminal offence.

When do I need an EIC?

An Electrical Installation Certificate, or where appropriate, a Minor Electrical Installation Works Certificate, is needed for ‘notifiable’ work, including

• Having a new circuit installed, such as wiring for a new extension
• Replacement of a consumer unit (fusebox)
• Partial or full rewire of a property
• Any alteration or addition to an existing circuit in a ‘special location’ – high risk areas, such as a bathroom, shower room, swimming pool, sauna.

Minor electrical works, such as the addition of a new socket outlet in a kitchen, can be signed off with a Minor Electrical Installation Works Certificate. There is no need for certification for basic repairs, such as replacing existing sockets, switches and ceiling pendants.

Why do I need an EIC?

Part P of the Building Regulations 2006 (amended 2013) requires that all electrical work is installed to a safe standard. This includes ensuring that the work allows for safe operation, maintenance or alteration in future. The rules apply to England and Wales. If the electrics aren’t installed to the correct standard there is risk of electric shock or the circuit getting overloaded and your house going up in smoke.

To make sure all electrical work meets this standard, local authorities usually require that works are certified within 30 days of completion. A signed EIC should be given to the homeowner and a copy filed with the local planning authority within 30 days of the work being completed.

If you hire an installer who isn’t registered with a government-approved scheme and can’t self-certify their work, your local authority building control department must be informed in advance, so the work can be inspected and checked. If you fail to do this and the electrical work is found to be unsafe, it can lead to a hefty fine.

What if I don’t have an EIC?

It may delay the conveyancing process or, worst case scenario, even scupper the sale of your property if you are missing an EIC. The buyer’s solicitor must make sure all the necessary permissions and certificates exist and raise any concerns about the property. Uncertified electrical works could be in breach of Building Regulations and potentially unsafe. The buyer as the new owner could be forced by the council to redo the work or face a fine.  

If you are missing an EIC, start by checking whether you can download a copy online either from your local authority or the NICEEIC website. If you can’t find the EIC, or believe one was never issued, don’t panic, there are a number of solutions.

Retrospective certification

One option is to contact the electrician who did the work and ask them to certify the work retrospectively. Strictly speaking, the EIC should have been issued within 30 days of completion but in practise is often acceptable. If you can’t find the original electrician or they were not Part P certified, it is illegal for another electrician to certify another individual’s work. 

Redo the work

Another solution is to ask a Part P registered electrician to redo the work and issue an EIC. This may sound like more hassle and expense that it often is in practise. Much depends on the scope of the work. For example, a total rewire will be a much bigger job than re-installing new spotlights in a bathroom. A registered electrician will advise what needs to be done to meet the regulations and ensure the work is safely completed.

Electrical Installation Condition Report

Alternatively, you could obtain an Electrical Installation Condition Report (EICR), a survey of the electrics in your home. This inspection must be carried out by an experienced, qualified electrician or approved contractor with a scheme provider such as NICEIC plus.  The formal report will identify any damage, deterioration, defects and conditions which may give rise to danger as well as recommendations for remedial work. This can give peace of mind that the electrics in the property are safe. Your local authority building control department may accept this as evidence of compliance instead of an EIC.

Indemnity insurance

A fourth option is to take out an indemnity insurance policy, also known as ‘lack of building regulations’ policy.  This policy protects the new owner against legal action if the local authority serves a building regulations enforcement notice.  It protects against damages, compensation, legal costs and any loss in the property’s value. Check the small print for exactly what is covered by the policy. Of course, it cannot guarantee the electrical work itself is safe, but will often satisfy the buyer’s solicitor that their client is protected.

If you are missing an EIC, you can still sell your home but there could be delays. Tell your conveyancing solicitor when you first instruct them. Being upfront and taking a practical, problem-solving approach will help progress your property sale.

If you are looking for help with any electrical issues, you may find some of these services useful: