Since 2020 every private landlord in England has had a legal duty to have the electrics in a let property inspected and tested. The rules are short, but the detail matters: when the report is due, who must receive it, how quickly faults must be fixed and what happens if they are not. This guide covers all of it, with the points that most often catch London landlords out.
What an EICR is
An Electrical Installation Condition Report is a formal inspection and test of the fixed electrical installation: the consumer unit, the wiring, sockets, switches, light fittings and any fixed appliances such as an electric shower or cooker. A qualified electrician tests each circuit against BS 7671, the national wiring standard, records the results, and lists anything that is dangerous or does not meet the standard. It does not cover portable appliances such as kettles or lamps. For the inspection itself see our EICR in London page.
Is an EICR a legal requirement for landlords?
Yes, for most private lets in England. The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 applied to new tenancies from 1 July 2020 and to all existing tenancies from 1 April 2021. They cover assured shorthold and periodic tenancies, licences to occupy and HMOs. They do not apply to social housing, lodgers living with their landlord, long leases of seven years or more, student halls, hostels, care homes or hospitals.
When does a landlord need an EICR?
At least every five years
The installation must be inspected and tested at least every five years. If the report recommends a shorter interval, for example because the installation is old, you must follow that instead.
Before a new tenancy
You do not need a new EICR for every new tenant. A report that is still within its interval remains valid, but the new tenant must receive a copy before they move in.
After major electrical work
A new consumer unit or rewire comes with its own Electrical Installation Certificate. That certificate counts as the starting point for the next five-year cycle, so keep it with your records.
HMO licences and mortgage lenders
Council licence conditions for HMOs often require a current EICR with the application, and some lenders and insurers ask for one too.
Choosing who carries out the inspection
The regulations say the inspection must be done by a qualified and competent person. In practice that means an electrician who is a member of a competent person scheme, or one who can show the qualifications and experience to inspect and test to the current wiring regulations. Ask which scheme they belong to and check their membership on the scheme's website before the visit.
Read the limitations section
Every EICR records any limitations agreed before the inspection, such as rooms that could not be entered or the share of circuits sampled rather than fully tested. A report with wide limitations tells you less about the property, so make sure you understand what was left out. If key areas were not inspected, arrange access and ask for them to be completed rather than relying on the report as it stands.
Who must receive a copy, and when
- Existing tenants: within 28 days of the inspection.
- New tenants: before they occupy the property.
- Prospective tenants: within 28 days of a written request.
- The local authority: within seven days of a written request.
- The electrician doing the next inspection: keep a copy to give them.
Understanding the codes
Every observation on the report carries a code. C1 means danger is present and the electrician should make it safe on the day. C2 means potentially dangerous. FI means further investigation is needed. Any of these makes the report unsatisfactory. C3 means improvement recommended; on its own it does not make the report unsatisfactory, but it is worth planning for.
What happens if the EICR is unsatisfactory
Remedial work or further investigation must be completed within 28 days of the inspection, or sooner if the report says so. You then need written confirmation from a qualified person that the work is done and the installation meets the standard, and that confirmation must go to the tenant and the local authority within 28 days of the work being completed. Common remedials in London lets are replacing an old consumer unit, adding RCD protection, correcting earthing and bonding, and replacing damaged accessories. Where the wiring itself is at the end of its life, our rewiring and consumer unit page explains the options.
Common findings in London lets
Most unsatisfactory reports in London rentals come down to a handful of recurring issues, and knowing them helps you budget before the inspection.
Old consumer units without RCD protection
Boards fitted before RCD protection became standard often attract a C2 where socket circuits that could supply equipment outdoors, or cables buried in walls, are unprotected.
Missing earthing and bonding
Main protective bonding to the gas and water pipes is frequently missing or undersized, especially after a boiler or kitchen has been replaced.
Damaged or unsuitable accessories
Cracked sockets, loose switches and light fittings in bathrooms that are not suitable for the zone they are in are quick fixes, but they still make the report unsatisfactory until done.
Converted houses and shared supplies
In houses split into flats, circuits sometimes cross between flats or the communal lighting is fed from one tenant's board. These need sorting out properly, and the communal supply tested as well.
HMOs and licensed properties
The same five-year rule applies to HMOs, but councils usually ask for the current report with a licence application and may set their own conditions. Shared houses tend to have more circuits, fire alarm systems and communal lighting, so allow more time for the inspection. See our HMO works page.
Keeping good records
Keep every EICR, every installation certificate for new work, and the written confirmations of remedial work together, with the date the next inspection is due. When a tenant, a council officer or a buyer's solicitor asks, you can produce the full history straight away.
Penalties for not complying
Councils can impose financial penalties of up to £30,000 for each breach. If a landlord does not carry out required remedial work, the council can arrange it and recover the cost. Missing safety paperwork can also cause problems when you need to end a tenancy or sell the property.
Wales and Scotland
In Wales, landlords under the Renting Homes (Wales) Act must have the electrical installation tested at least every five years. In Scotland, the repairing standard requires an EICR at least every five years and portable appliance testing of appliances the landlord provides. The rest of this guide covers England.
PAT testing and appliances
In England, portable appliance testing is not a legal requirement for ordinary lets, but you must still make sure any appliance you provide is safe. Many landlords test supplied appliances at the same time as the EICR, and it is commonly expected in HMOs.
How to prepare for the inspection
- Give tenants written notice of the visit, and remind them the day before.
- Make sure every room, the loft, the consumer unit and any outbuildings can be accessed.
- Have the previous report and any installation certificates to hand.
- Ask for a quote that covers the whole installation, not a sample.
- Book the gas safety check and EPC for the same visit if they are due.
How GMAS handles landlord EICRs
- Quote. Tell us the address, the number of bedrooms and consumer units, and whether it is let. We confirm a written price before booking.
- Access. We arrange the appointment around your tenants.
- Inspection. A registered electrician tests the installation and makes safe anything dangerous on the day.
- Report the same day. The report is emailed the same day the inspection is done, with any remedial work quoted separately in writing.
- Confirmation. Once remedials are done you receive the written confirmation to send to your tenant and the council.
For the full set of landlord duties, see our landlord compliance checklist, and for what drives the price, EICR cost in London.
Frequently asked questions
How often does a landlord need an EICR?
At least every five years in England, or sooner if the previous report recommends a shorter interval.
Do I need a new EICR for every new tenant?
No. A report still within its interval stays valid, but each new tenant must be given a copy before they move in.
What happens if my EICR is unsatisfactory?
You must complete the remedial or investigation work within 28 days, or sooner if the report says so, and send written confirmation to the tenant and the council within 28 days of finishing.
Is PAT testing required for landlords?
Not in England for ordinary lets, although appliances you supply must be safe. It is required in Scotland and commonly expected in HMOs.
What is the fine for not having an EICR?
Councils can impose financial penalties of up to £30,000 per breach, and can carry out remedial work themselves and recover the cost.