Private landlords in England must have the electrics inspected and tested at least every five years, give tenants a copy of the report (EICR), and finish any required remedial work within 28 days or sooner if the report says so. You also need a smoke alarm on every storey with living space and a CO alarm in rooms with a fixed combustion appliance, excluding gas cookers. Councils can fine landlords who don't comply.
What electrical safety rules apply to landlords in England?
The main rules are the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. They require the fixed electrical installation to meet the current Wiring Regulations (BS 7671, 18th Edition) and to be inspected and tested at least every five years.
They cover most private tenancies where the tenant lives in the property as their main home and pays rent, including HMOs. They applied to new tenancies from July 2020 and to all existing ones from April 2021. There are some exceptions, such as lodgers who share a home with the landlord and long leases. Check GOV.UK if you are unsure whether your letting is covered.
The regulations cover the fixed wiring: the consumer unit, sockets, switches, light fittings and permanently connected equipment such as an electric shower or extractor fan. Appliances you plug in are not part of the EICR.
How often do landlords need an EICR?
At least every five years, or sooner if the previous report says so. The inspector may set a shorter interval if the installation is older or in poor condition.
The inspection must be done by a qualified and competent person. The government's guidance suggests checking that they belong to a competent person scheme, or that they hold the right qualifications, experience and insurance. You can check an electrician on the Electrical Competent Person register, or the register of the scheme they say they belong to, such as NICEIC or NAPIT.
Who needs a copy of the EICR, and by when?
The regulations set clear deadlines for sharing the report. Keep a dated record of when and how you sent each copy.
- Existing tenants
- Within 28 days of the inspection.
- New tenants
- Before they move in.
- Prospective tenants
- Within 28 days if they ask for it in writing.
- The local council
- Within 7 days if it asks for a copy.
- The next inspector
- Keep a copy to give them at the next inspection.
What do the EICR codes mean and what must I fix?
Each problem on an EICR gets a code. C1, C2 and FI mean the report is unsatisfactory and you must act. C3 is a recommendation only.
- C1: danger present
- Risk of injury now. Usually made safe on the day of the inspection.
- C2: potentially dangerous
- Must be put right within the deadline.
- FI: further investigation
- Something needs investigating without delay, within the same deadline.
- C3: improvement recommended
- Not required by the regulations, but worth planning for.
How long do landlords have to do EICR remedial work?
You must complete remedial work or further investigation within 28 days of the inspection, or sooner if the report gives a shorter deadline.
Once the work is done, get written confirmation from the electrician that it has been completed and the installation now meets the required standard. This is usually a Minor Works Certificate or an Electrical Installation Certificate, depending on the work. You must give a copy of that confirmation, together with the original report, to the tenant and to the council within 28 days of the work being finished.
Common remedial items include missing RCD protection, old consumer units, damaged sockets or fittings, missing earthing or bonding, and faults found during testing. Some, such as a consumer unit replacement, are notifiable under Part P and come with a Building Regulations certificate too.
What happens if a landlord doesn't comply?
The local council can serve a remedial notice requiring the work to be done, and can arrange urgent work itself and recover the cost from you. It can also impose a financial penalty of up to £30,000 for a breach.
In practice, councils often ask for the EICR when a tenant complains or during a licensing check. Having a satisfactory report and proof of remedial work on file is the simplest protection. This guide is a summary, not legal advice, so check GOV.UK or your local council's private housing team if you need certainty about your case.
What smoke and carbon monoxide alarms must landlords fit?
The Smoke and Carbon Monoxide Alarm (Amendment) (England) Regulations 2022 apply to private and social landlords. They set three main duties.
- Smoke alarms
- At least one on every storey with a room used as living accommodation.
- Carbon monoxide alarms
- In any room used as living accommodation with a fixed combustion appliance, excluding gas cookers.
- Working at the start
- Check the alarms work on the day a new tenancy begins.
- Repairs
- Repair or replace a faulty alarm once a tenant reports it.
Do HMOs have extra electrical safety duties?
Usually, yes. HMOs are covered by the 2020 EICR regulations, but they also have their own management duties and, where licensed, licence conditions set by the council.
Those conditions often go further than the basic rules, for example requiring a mains-powered, interlinked fire alarm system, emergency lighting in larger properties, or regular checks of appliances you supply. The Wiring Regulations may also require arc fault detection devices on socket circuits in some HMOs when boards are replaced. Requirements vary by property and licence, so check with the council that issued your licence.
Do landlords need PAT testing, and what about gas?
PAT testing is not a specific legal requirement for landlords in England, but appliances you supply must be safe, and testing them is a sensible way to show you have checked. Many letting agents recommend it, and some HMO licences require it.
Gas safety is a separate duty. You need a gas safety check every year by a Gas Safe registered engineer, with a copy to tenants. NT Electric does not do gas work.
The rules for renting are also changing under the Renters' Rights reforms, so check current guidance on GOV.UK. Wales and Scotland have their own rules for rented homes.
We help landlords and letting agents around Leicester with what the report finds: remedial work after an EICR, fault finding, smoke and CO alarms, and extractor fans. If the consumer unit itself needs replacing, Norman will tell you plainly. Several jobs can go on one fixed price and one visit, with the certificates you need to send to tenants and the council.
Questions
Can I let a property with an unsatisfactory EICR?
An unsatisfactory report means remedial work is needed within 28 days or less. Get it done and keep the written confirmation before a new tenancy begins, so you can give the new tenant both documents.
Does the same electrician have to do the inspection and the repairs?
No. You can use any qualified and competent electrician for remedial work. They should give you written confirmation and a certificate, which you send to the tenant and keep with the original report.
Do battery smoke alarms meet the 2022 regulations?
The regulations don't specify a type, so battery alarms can comply. Sealed long-life battery alarms are a common choice. HMO licences or building work may require mains-powered, interlinked alarms instead, so check your conditions.
Do I need a new EICR when a tenant changes?
Not if the current report is still within its interval and satisfactory. Give the new tenant a copy before they move in. Some landlords choose to test between tenancies for peace of mind.
Who pays for EICR remedial work?
The landlord. The duties fall on the landlord, not the tenant. Letting agents can arrange inspections and repairs for you, but the legal responsibility stays with the landlord.
What records should a landlord keep?
Keep each EICR, the remedial certificates and written confirmations, proof of when you sent copies to tenants, alarm test records, the gas safety record and any appliance test results.