Electrical safety is one of a landlord’s hardest legal duties — and one of the easiest to fall foul of. In England, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require every rented home to have its fixed electrical installation inspected and tested at least every five years, with the results set out in an Electrical Installation Condition Report (EICR). Get it wrong and you face a fine of up to £30,000 per breach. This guide explains what the rules require, how to read your EICR, the deadlines you must hit, and how to stay compliant.
Key Takeaways
- You must have an EICR at least every five years, carried out by a qualified, competent electrician.
- Give the report to existing tenants within 28 days, to new tenants before they move in, and to the local authority within 7 days if asked.
- If the report is unsatisfactory, remedial work or further investigation must be done within 28 days (or sooner if the report says so).
- An EICR is graded with observation codes — C1, C2 or FI make it “unsatisfactory”; C3 is advisory only.
- PAT testing of landlord-supplied appliances isn’t a legal requirement, but it’s strongly recommended.
- Non-compliance can bring a penalty of up to £30,000, and councils can arrange the work and recover the cost from you.
The law in brief
The 2020 Regulations apply to most private tenancies in England and require the fixed wiring — consumer unit (fuse box), circuits, sockets, switches and permanently connected equipment like showers — to meet the national safety standard, BS 7671. The rules took effect for new tenancies from 1 July 2020 and all existing tenancies from 1 April 2021. Electrical safety sits alongside your other core compliance duties:
| Safety check | Frequency | Legally required? |
|---|---|---|
| EICR (fixed wiring) | At least every 5 years | Yes |
| Gas safety check | Every 12 months | Yes (if gas present) |
| Smoke & CO alarms | Working at start of tenancy; maintained | Yes |
| EPC | Valid 10 years (min band E) | Yes |
| PAT (portable appliances) | Recommended (risk-based) | No, but advised |
What an EICR actually checks
An EICR is a thorough inspection and test of the property’s fixed electrical installation — not the plug-in appliances. A qualified electrician examines and tests the consumer unit, wiring, sockets, switches, light fittings and fixed equipment, looking for hazards such as overloaded circuits, shock risks, overheating, no or inadequate earthing and bonding, and non-compliant DIY work. They record their findings, assign a result and, where relevant, list defects with observation codes.
How to read your EICR: the observation codes
An EICR is either Satisfactory or Unsatisfactory overall, and any defects are graded with a code. Knowing what the codes mean tells you exactly what you must act on:
| Code | Meaning | Action |
|---|---|---|
| C1 | Danger present — risk of injury | Immediate action; makes the report unsatisfactory |
| C2 | Potentially dangerous | Urgent remedial work; makes the report unsatisfactory |
| FI | Further investigation required | Investigate; makes the report unsatisfactory |
| C3 | Improvement recommended | Advisory only — does not make the report unsatisfactory |
In short, a report is only “satisfactory” if it has no C1, C2 or FI items. If any of those appear, you must arrange the fix or investigation within the deadline below. C3 items are worth doing but aren’t legally required.
The deadlines you must hit
| Obligation | Deadline |
|---|---|
| Give the EICR to an existing tenant | Within 28 days of the inspection |
| Give the EICR to a new tenant | Before they move in |
| Give the EICR to a prospective tenant | Within 28 days of a request |
| Give the EICR to the local authority | Within 7 days of a request |
| Complete remedial work or further investigation | Within 28 days (or sooner if the report specifies) |
| Send written confirmation of remedial work to tenant & council | Within 28 days of the work |
After remedial work, get written confirmation from the electrician that the installation is now safe (or that further work is needed), and pass a copy to your tenants and, if requested, the council. Keep everything on file — it’s your proof of compliance.
Who is covered — and who isn’t
The Regulations cover most private tenancies where the tenant occupies the property as their only or main residence, including assured shorthold tenancies, licences to occupy and Houses in Multiple Occupation (HMOs). A few situations are excluded:
- Long leases of seven years or more
- Student halls of residence
- Hostels and refuges
- Care homes, hospitals and hospices
Social housing was originally outside the private-sector rules, but equivalent electrical safety requirements are now being extended to the social rented sector under 2025 regulations — so the direction of travel is that all rented homes will need regular electrical checks. Even where an exclusion applies, you still have a general duty to keep the electrics safe.
Choosing a competent electrician
The inspection must be done by a qualified and competent person. The regulations don’t name a single qualification, but government guidance says landlords should check the electrician is a member of a registered competent person scheme or can otherwise evidence their competence. In practice, look for:
- Registration with a recognised scheme such as NICEIC or NAPIT, and a listing on the Electrical Safety Register.
- Qualifications covering the current Wiring Regulations (BS 7671) and periodic inspection and testing.
- Adequate insurance and relevant experience (guidance suggests at least two years).
Checking the register before you book is the simplest way to avoid an unqualified tester and an invalid report.
The standard: BS 7671 (18th Edition)
Installations are assessed against the 18th Edition of the Wiring Regulations, BS 7671 — currently BS 7671:2018 incorporating Amendment 2 (2022). Recent editions strengthened protection against electric shock, expanded requirements for surge protection and arc-fault detection, and added rules for electric-vehicle charging. Your electrician should be working to the current amendment; older installations don’t automatically need rewiring, but genuine dangers flagged as C1 or C2 must be corrected.
Handy kit for electrical safety between inspections
None of this replaces a professional EICR — only a qualified electrician can test and certify your installation, and you should never attempt fixed-wiring work yourself. But a few inexpensive items help you spot obvious problems early and add a layer of protection for tenants between inspections.
A cheap way to spot obvious socket wiring faults during void inspections (indicative only).
Adds residual-current shock protection at a socket, handy for older installations.
Portable Appliance Testing (PAT)
The 2020 Regulations cover the fixed installation, not plug-in appliances — so PAT testing is not a legal requirement. However, you have a general duty to make sure any appliances you supply (cookers, fridges, washing machines, kettles) are safe, and a documented PAT regime is the cleanest way to evidence that. Testing frequency should be risk-based; a rough guide:
| Appliance | Suggested check interval |
|---|---|
| Fridges & freezers | Every 2 years |
| Washing machines & dishwashers | Every 2 years |
| Electric cookers & hobs | Annually |
| Microwaves | Annually |
| TVs and similar | Every 2–4 years |
Keep the records with your EICR and gas paperwork. Tenants remain responsible for the safety of their own appliances.
Penalties for getting it wrong
Local authorities enforce the Regulations. If you don’t comply, a council can serve a remedial notice and, if you still don’t act, arrange the work itself (with the tenant’s consent) and recover the cost from you. Financial penalties can reach £30,000 per breach, and repeated failures compound the risk to your finances and reputation. Prompt inspections and quick action on any C1, C2 or FI item are the simplest way to stay clear of enforcement.
Best-practice checklist for landlords
- Book the EICR before the previous one expires, and diarise the five-year renewal.
- Use a scheme-registered electrician and keep their certificate and registration details.
- Act on C1/C2/FI items within 28 days and get written confirmation of the fix.
- Give the report to tenants on time and to the council on request.
- Keep a compliance folder per property: EICR, remedial confirmations, PAT records, gas and alarm records — part of your start-of-tenancy checklist and maintenance routine.
- Encourage tenants to report anything unusual — buzzing sockets, flickering lights, tripping breakers — and act on repair reports quickly.
Conclusion
Electrical safety compliance comes down to a simple rhythm: a valid EICR at least every five years from a competent electrician, prompt action on anything graded C1, C2 or FI, the report shared with tenants and the council on time, and a tidy paper trail. Do that consistently and you protect your tenants, avoid a £30,000 penalty, and keep your property lettable without last-minute scrambles.
Written by the Landlords Portal team, based on the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 and government guidance current as of July 2026. This is general information for landlords, not legal or electrical advice; always use a qualified, scheme-registered electrician and follow current guidance.
Frequently Asked Questions
How often does a rental property need an EICR?
At least every five years in England, or sooner if the report specifies a shorter interval or the installation is altered. The inspection must be carried out by a qualified, competent electrician and recorded in an Electrical Installation Condition Report.
What does an “unsatisfactory” EICR mean?
It means the electrician found at least one defect coded C1 (danger present), C2 (potentially dangerous) or FI (further investigation required). You must arrange the remedial work or investigation within 28 days (or sooner if stated) and obtain written confirmation that the installation is now safe.
What are the C1, C2 and C3 codes on an EICR?
C1 means danger is present and needs immediate action; C2 means potentially dangerous and needs urgent remedial work; FI means further investigation is required. All three make a report unsatisfactory. C3 is “improvement recommended” — advisory only and does not make the report unsatisfactory.
How long do I have to give the EICR to my tenant?
Within 28 days of the inspection for an existing tenant, before they move in for a new tenant, and within 28 days of a request for a prospective tenant. If the local authority asks for a copy, you must provide it within 7 days.
Is PAT testing a legal requirement for landlords?
No. Portable appliance testing is not legally required, but you must ensure any appliances you provide are safe, and a documented PAT regime is a practical way to evidence that. Tenants are responsible for the safety of their own appliances.
What is the penalty for not having a valid EICR?
Local authorities can impose a financial penalty of up to £30,000 per breach, serve a remedial notice, and even arrange the work themselves and recover the cost from the landlord. Keeping a valid EICR and acting quickly on defects avoids all of this.
Who can carry out an EICR?
A qualified and competent electrician, ideally registered with a scheme such as NICEIC or NAPIT and listed on the Electrical Safety Register, holding qualifications in the current Wiring Regulations and in periodic inspection and testing. Checking their registration before booking protects you against an invalid report.
