Landlord electrical safety rules in England.
Private landlords have clear legal duties on electrical safety. Here is what the regulations require, the deadlines that apply, and how to stay on top of them.
The regulations in short
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require landlords to have the fixed electrical installation in each rented property inspected and tested by a qualified and competent person at least every five years. The result is recorded in an Electrical Installation Condition Report, or EICR.
The rules apply to most private tenancies, including houses in multiple occupation. Some arrangements are excluded, such as lodgers who share the home with their landlord and long leases of seven years or more.
The deadlines that matter
Once you have the report, a series of deadlines applies.
- 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
- Give a copy to prospective tenants within 28 days if they ask for it
- Send a copy to the local council within 7 days if they request it
- Keep a copy to give to the next inspector
If the report is unsatisfactory
Any C1, C2 or FI observation makes the report unsatisfactory. You must then make sure the remedial work or further investigation is carried out within 28 days, or within a shorter period if the report specifies one.
Once the work is done, you need written confirmation from a qualified person that the installation now meets the standard, and you must give that confirmation to your tenants, and to the council if they asked, within 28 days of the work being completed.
Smoke and carbon monoxide alarms
Separate regulations require a smoke alarm on every storey used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance, excluding gas cookers. Alarms must be repaired or replaced when you are told they are faulty. Mains wired, interlinked alarms give the best protection, and are often fitted alongside EICR remedial work.
Penalties
Local councils can serve remedial notices and impose financial penalties of up to £30,000 for breaches. They can also arrange remedial work themselves and recover the cost from the landlord.
Staying on top of it
The simplest approach is to keep a list of each property's inspection date and next due date, and book the next EICR a couple of months before it falls due. That leaves time to arrange access with tenants and complete any remedial work without rushing.
Common questions
Do I need to PAT test appliances I supply?
It is not a specific legal requirement under these regulations, but you must make sure appliances you provide are safe, and regular PAT testing is a sensible way to show that.
Does a new build property need an EICR straight away?
An Electrical Installation Certificate from the build can be used in place of an EICR, with the next inspection due within five years of the date on it.
Can my letting agent arrange the EICR?
Yes, but the legal responsibility stays with the landlord, so make sure you receive and keep copies of every report and confirmation.
This guide is general information for properties in England and is not a substitute for an inspection by a qualified electrician.
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