EICR for landlords: what the law requires, and what to expect

If you rent out a home in England, an Electrical Installation Condition Report, or EICR, is not optional. Since 2021 every private tenancy has needed one, and the rules on who gets a copy, and how quickly faults must be fixed, are strict. This guide explains what the law asks of landlords, what the inspection involves, what the codes on the report mean, and what to do if it comes back unsatisfactory.

It covers the rules in England, which is where all of our work is. Scotland and Wales have their own rules.

What an EICR is

An EICR is a thorough inspection and test of the fixed electrical installation in a property: the consumer unit (fuse box), the wiring, the sockets and switches, the fixed light fittings, and the earthing and bonding that keep the installation safe. A qualified electrician tests each circuit, inspects a sample of the accessories and fittings, and records what they find in a standard report.

It does not cover the appliances you plug in, such as a kettle, a washing machine or a lamp. Those are checked separately with PAT testing, which is not a legal requirement for landlords but is a sensible way to show that any appliances you supply are safe.

What the law asks of landlords

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 apply to new tenancies from 1 July 2020 and to all existing tenancies from 1 April 2021. Under them, a private landlord must:

• have the electrical installation inspected and tested by a qualified and competent person at least every five years, or more often if the last report says so;
• give a copy of the report to existing tenants within 28 days of the inspection;
• give a copy to new tenants before they move in, and to prospective tenants within 28 days if they ask for one;
• give a copy to the local council within seven days if it asks;
• keep a copy to hand to the electrician who carries out the next inspection;
• carry out any remedial or further investigative work the report calls for within 28 days, or sooner if the report says so, and then send written confirmation that the work is done to the tenants and the council within 28 days of it being completed.

The rules cover most private tenancies, including houses in multiple occupation. Councils can take action against landlords who do not comply, including arranging the work themselves and fining the landlord up to £30,000.

What happens on the day

The electrician needs access to the consumer unit, every room, and any garage, shed or outbuilding with power. Much of the testing needs the power off, circuit by circuit, so parts of the property will be without electricity for periods during the inspection. How long it takes depends on the size of the property and how many circuits it has.

Before the visit, it helps to:

• tell your tenants the date and explain that the power will go off at times, particularly if anyone works from home;
• make sure the consumer unit is not blocked by stored boxes, coats or a fitted cupboard;
• arrange access to every room, including any that tenants keep locked;
• find the previous EICR and any certificates for work done since, because the electrician will want to compare.

Understanding the codes

Anything the electrician finds that falls short is listed as an observation with a code. The codes decide whether the report is satisfactory.

• C1: danger present. There is a risk of injury now. The electrician will usually make it safe there and then, for example by isolating the circuit, before leaving.
• C2: potentially dangerous. Not an immediate danger, but it could become one, and it needs putting right urgently.
• FI: further investigation required. Something could not be fully tested or explained during the inspection and needs looking into.
• C3: improvement recommended. The installation does not meet the current standard, but it is not unsafe as it is.

A single C1, C2 or FI makes the report unsatisfactory. C3 observations on their own do not. Many older but sound installations pass with a list of C3s, and while you are not obliged to act on them, they are worth planning for, particularly when the property is empty between tenancies.

If the report is unsatisfactory

You have 28 days, or less if the report specifies a shorter period, to get the C1, C2 and FI items put right. The common ones in London rentals are:

• an old consumer unit with no RCD protection, which is usually best dealt with by a consumer unit replacement;
• missing or inadequate earthing or bonding to the gas and water pipes;
• damaged sockets, switches or fittings, and exposed or overheating connections;
• DIY alterations by previous owners or tenants, such as extensions to circuits in unsuitable cable;
• on older installations, wiring that has reached the end of its life, where a partial or full rewire is the realistic fix.

Once the work is done, you need written confirmation from the electrician that it has been completed and the installation now meets the required standard. Send that to your tenants and to the council within 28 days. Keep it with the report: together they are your evidence that you have complied.

How to choose who does it

The regulations require a qualified and competent person. In practice, the simplest way to be sure is to use an electrician registered with a government-approved competent person scheme, who carries the right insurance and can also carry out and certify any remedial work. Ask to see the registration details before the inspection, and be wary of a very cheap report followed by an unusually long list of urgent work.

Our EICR service covers landlords, letting agents, homeowners and buyers across London. We explain the report in plain English and price any remedial work separately, so you can decide whether to use us for it. If something dangerous turns up between inspections, our emergency electricians are available 24/7.

Gas and electrics: two separate certificates

An EICR is not the same as a gas safety record. The gas safety check covers gas appliances and must be done every year; the EICR covers the fixed electrical installation and lasts up to five years in a rented home. Landlords need both. Our guide to landlord gas safety certificates covers the gas side, and we can arrange a gas safety certificate and an EICR together if that is easier for you and your tenants.

For everything else we do on the electrical side, from fault finding to EV chargers, see our electrical services. You can call us on 020 3576 5825.