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If you rent out a home in England, the law requires you to have the fixed electrics inspected and tested by a qualified person, keep the report, give your tenants a copy, and put right anything dangerous within 28 days. Get any of that wrong and your local council can fine you up to £40,000.
That's the short answer. The detail is where landlords get caught out, so that's what this guide covers.
I'm Karen Smith, Director of Bright Spark Electrical Services. I've been a practising electrician for over 25 years, and my NICEIC-registered team carries out EICRs for landlords and letting agents across Tonbridge, Tunbridge Wells, Sevenoaks and Crowborough. At the moment I'm taking calls every week from landlords who had no idea their report had run out. Some thought the report they got when the rules first came in would last for good. Others assumed the letting agent was dealing with it. A few believed nobody was actually checking. If any of that sounds familiar, read on.
The rules come from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. They came into force on 1 June 2020, applied to new tenancies from 1 July 2020, and to every existing private tenancy from 1 April 2021. In November 2025 they were extended to the social rented sector, so housing associations and council landlords now carry the same duties.
Under the regulations, a landlord must:
Think of it like the MOT on a car. The car doesn't stop running the day the MOT runs out, but you're no longer legally allowed to use it on the road, and if anything goes wrong, the first thing anyone asks for is the certificate. Your EICR works the same way. The wiring may be fine on the day it expires, but you've lost the evidence that says so.
An Electrical Installation Condition Report is the formal document an electrician produces after inspecting and testing the fixed electrical installation in a property. It's the landlord's proof that the electrics were checked by someone competent, and a record of exactly what was found.
The inspection covers everything that's part of the building's electrical system: the consumer unit (fuse board), the wiring, sockets, switches and light fittings, and anything permanently connected, such as an electric shower, an immersion heater or an extractor fan. It also covers the circuits feeding specialist equipment like solar PV or battery storage, although the equipment itself may need a separate specialist check.
It does not cover plug-in appliances. That's the job of PAT testing, which I cover further down.
During the inspection we're looking for four main things:
Alongside the visual inspection, every circuit is tested with calibrated instruments. That includes continuity, insulation resistance, earth fault loop impedance and RCD operation. If those terms are new to you, we've explained them in our guides to [insulation resistance] and [earth fault loop impedance]. At the end, the report gives an overall verdict: Satisfactory or Unsatisfactory.
Every defect found is given a classification code. These codes decide whether you have work to do, and how quickly.
Any C1, C2 or FI makes the whole report Unsatisfactory, and that starts the 28-day clock. A report with only C3s is still Satisfactory.
In rented homes, the C2s I see most often are missing main protective bonding to the gas or water pipes, no RCD protection where it's needed, damaged sockets and switches, and signs of overheating at the consumer unit. We've gone through real examples in our article on [what the codes on your electrical certificate mean], and there's more on a common one in [regulations for Type AC RCDs].
Every EICR states the date the next inspection is due. The inspector sets that date based on the age and condition of the installation and how the property is used, and it can be earlier than the maximum interval the regulations allow. An older installation, a busy HMO or a property with lots of wear and tear will often be given a shorter interval. Whatever date is on your report is the one you work to.
So the first job is simple. Find your current report and look for the next inspection date. If you can't find the report at all, treat the property as non-compliant until you've proved otherwise.
A lot of landlords are being caught out right now for one simple reason. When the rules first came in, there was a huge rush of inspections across 2020 and early 2021. Those reports are now due or overdue, all at roughly the same time, and plenty of landlords haven't noticed.
Here are the other traps I see regularly:
One exception worth knowing: if the property is a new build or has had a full rewire, the Electrical Installation Certificate (EIC) issued at the time does the job of the report until the next inspection date shown on it.
If the report comes back Unsatisfactory, you have 28 days to get the work done, or less if the report specifies a shorter period. That 28 days runs from the date of the inspection, not from when you get round to reading the report, so speed matters.
Once the work is complete, you need written confirmation from the qualified person who did it. This is a point the industry often gets wrong. You don't always need a whole new EICR. Government guidance accepts a satisfactory EICR, an Electrical Installation Certificate or a Minor Electrical Installation Works Certificate as confirmation, depending on the work involved. You then send that confirmation, together with the original report, to your tenant and to the local council within 28 days of the work being finished.
Sometimes 28 days genuinely isn't achievable. The most common example in our work is a consumer unit replacement where the power network operator has to fit an isolator first, and their timescales are outside our control. Complex work or a tenant's particular circumstances can cause the same problem. The guidance accepts that a landlord isn't in breach if they've taken all reasonable steps, but you need to be able to prove it. Keep every email, text and booking confirmation.
My advice is to book the inspection well before the due date. That way, if remedials are needed, you've got breathing room rather than a deadline breathing down your neck.
Local councils have real teeth here, and they are using them more than they did when the rules were new.
If a council believes you're in breach, it must serve a remedial notice telling you what to do. If you ignore it, the council can arrange the work itself and recover the cost from you. Where the report shows urgent action is needed and it hasn't been done, the council can, with the tenant's consent, send in its own contractor on 48 hours' notice to the tenant.
On top of that, councils can impose a financial penalty of up to £40,000 for each breach. That figure rose from £30,000 for offences committed from 1 May 2026, as part of the wider changes brought in by the Renters' Rights Act 2025.
Tenants have their own route too. Under the Homes (Fitness for Human Habitation) Act 2018, a tenant can take a landlord to court if the home is unfit to live in, which can include unsafe electrics, and the court can order compensation.
Compared with any of that, an EICR is cheap. You can see how we price ours in [EICR pricing] and [how much is an EICR].
It can, and this is the risk landlords think about least. Most landlord policies include a condition that you meet your legal obligations and keep the property properly maintained. If there's a fire or an electrical fault and you can't produce a valid report, your insurer may look very hard at your claim, and could reduce it or refuse it outright.
Every policy is worded differently, so check yours. But ask yourself this: if the worst happened tonight, could you put your hands on a current, satisfactory EICR within the hour? If the answer is no, that's the gap to close first.
For private landlords, the 2020 regulations cover the fixed installation, not plug-in appliances. PAT testing isn't specifically required by those regulations, but you still have a duty to make sure anything you supply with the property is safe. Many HMO licences make appliance testing a condition, and a PAT record is the simplest way to show you've taken that duty seriously.
Social landlords now go further. They must have the electrical equipment they supply, such as cookers, fridges and washing machines, checked by a qualified person on the same cycle as the installation, and keep a written record.
Our guide to [PAT testing for landlords and letting agents] explains what's involved.
The regulations apply wherever a tenant pays rent and lives in the property as their only or main home. They don't apply to:
Communal areas in blocks of flats, such as stairwells and corridors, aren't covered either. That doesn't let you off. Councils can still take action over unsafe communal electrics under other housing law, and those areas should be inspected and maintained regularly.
Care homes are a good example of "excluded" not meaning "exempt". They fall outside these regulations because, as workplaces, they're already covered by the Electricity at Work Regulations 1989, which carry their own inspection duties.
It happens more than you'd think. The law recognises it: you won't be in breach just because you haven't taken the tenant to court to get access. But you do need to show you've made genuine, reasonable attempts.
Put requests in writing, offer a choice of dates, explain why the inspection is needed, and keep copies of everything. While you're trying to arrange access, hold onto anything else that shows the installation was in good order, such as previous reports and records of recent work.
The regulations say the inspection must be done by a qualified person, which means someone competent to inspect and test an existing installation. The easiest way to check is to make sure they're registered with a recognised competent person scheme such as NICEIC or NAPIT, and look them up on the scheme's online register.
Be wary of very cheap EICRs. A proper inspection takes time, because every circuit has to be tested, and the cost depends on how many circuits there are. A rock-bottom price usually means corners are being cut, and a report that misses a C2 won't protect you if something goes wrong. It's equally worth being cautious of any report that lists a long string of "urgent" defects with no clear explanation. A good electrician will walk you through what they found, why it matters and what it will cost to put right.
We cover what happens on the day in [who should carry out the electrical inspection and what happens] and [how long does an electrical safety check take].
If you want one thing to take away from this page, make it this list.
Bright Spark Electrical Services is an NICEIC-registered electrical contractor based in Tonbridge. We carry out EICRs, remedial work and PAT testing for landlords, letting agents and housing providers across Tonbridge, Tunbridge Wells, Sevenoaks, Crowborough and the surrounding area.
Because the same team that inspects your property can also carry out any remedial work, we can help you stay inside the 28-day window rather than chasing a second contractor. And we'll always explain what we've found in plain English, with photos, so you know exactly what you're paying for and why.
To book an inspection or ask a question, call 01892 531 728, email karen@brightsparkelectrician.co.uk, or use our [request a quote] form.
Yes. Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must have the fixed electrical installation inspected and tested by a qualified person at regular intervals and obtain a written report, usually an EICR. Since November 2025 this also applies to social landlords.
You must give existing tenants a copy within 28 days of the inspection. New tenants must receive a copy before they move in, and prospective tenants within 28 days of asking. If the local council asks for a copy, you have 7 days.
Remedial or further investigative work must be completed within 28 days, or sooner if the report specifies a shorter period. You must then send written confirmation of the work, with the report, to your tenant and the local council within 28 days of completion.
Local councils can impose a financial penalty of up to £40,000 per breach for offences committed from 1 May 2026. They can also carry out remedial work themselves and recover the cost from the landlord.
No. If is is a Short Term Tenancy If the current report is still within its next inspection date and doesn't require any outstanding work, you simply give the new tenant a copy before they move in. A visual check between tenancies is still good practice. Longer term Tenancys do require a new EICR
Not always. Government guidance accepts a satisfactory EICR, an Electrical Installation Certificate or a Minor Electrical Installation Works Certificate as written confirmation that remedial work has been completed, depending on the work involved.
The 2020 regulations don't specifically require private landlords to PAT test, but you must make sure appliances you supply are safe, and many HMO licences require testing. Social landlords must have the equipment they supply checked on the same cycle as the installation.
A qualified person who is competent to inspect and test an existing electrical installation. The simplest way to check is to use an electrician registered with a competent person scheme such as NICEIC or NAPIT.
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All electrical installations deteriorate with age and use. They should therefore be inspected and tested at regular intervals to check whether they are in a satisfactory condition for continued use. Such safety checks are commonly referred to as 'periodic inspection and testing'.
Once completed you will be issued with an Electrical Condition Report (EICR).
The EICR will check the electrical installation against the requirements of BS7671 – Requirements for Electrical Installations (IET Wiring Regulations), which is out UK National Safety Standard for electrical installations, and contains around 850 Regulations.
If you are unsure what should be done, any repairs do not have to be carried out by the same company and an Electrical Minor Works or Electrical Installation Certificate will act as evidence that the repairs or alterations have been carried out without having to have another EICR carried out.
Please do not hesitate to give us a ring if you do not understand the certificate, there are lots of numbers, and references to the electrical regulations, which are difficult to understand and interpret.
At Bright Spark Electrical Services, we carry out many Electrical Installation Condition Reports every year, often for customers in the process of buying your home, who don’t feel they need to know the full extent of your properties electrical safety (other than what is above). We will coordinate with your estate agent to arrange access, either with their staff present or by collecting keys, to facilitate the inspection.
Please do not hesitate to contact us for a competitive quote or to schedule an inspection appointment. We look forward to assisting you!
To book a your survey or receive a free bespoke quotation from a knowledgeable Bright Spark Electrician, simply fill out our form here.
For further inquiries, reach out to us via telephone at 01892 531728 or email at karen@brightsparkelectrician.co.uk.
Karen arrived shortly after my phone call, all sorted. Very happy, thank you.
I was very pleased with the prompt and efficient service. The electrician phoned in advance to confirm his time of arrival and was friendly and polite.
We are very pleased with Phillip’s work. You’ve truly gone above and beyond to deliver what we had in mind for our front porch.
I have always found Karen and her team at Bright Spark to be friendly, professional and reliable. Their quotes have been reasonably priced and provide a thorough breakdown of costs for replacements parts and labour. I highly recommend them.
Our timer on our central heating went and my husband was miles away at work,it was early evening when I phoned karen, but straight away she told me not to worry,to send a photo of the timer and she'd sort it out,and she did, an electrician came out with a new timer fitted it and was gone, brilliant service from start to finish, will definitely use them again and would highly recommend them
