EICR Failed: What Happens Next for London Landlords

EICR Failure: Understanding Your Next Steps

An Electrical Installation Condition Report (EICR) that returns anything other than a Satisfactory result requires action from a landlord before the property can be legally let or continue to be let. Understanding what each code means and what action is required will help you respond quickly and proportionately.

The Three Code Classifications

C1 - Danger Present: An immediate risk of injury or death. A C1 finding means the electrical installation poses a direct hazard to occupants right now. Examples include exposed live conductors, a missing consumer unit cover, or an earth fault on a circuit in a bathroom. A C1 automatically results in an Unsatisfactory report. The electrician carrying out the EICR is obliged to make the dangerous element safe before leaving, even if full remedial work cannot be completed on that visit.

C2 - Potentially Dangerous: A defect that could become dangerous. C2 findings indicate a condition that does not pose an immediate threat but represents a significant deterioration that must be addressed. Examples include inadequate earthing on older installations, missing RCD protection on circuits that require it under current regulations, or deteriorated insulation. A C2 also results in an Unsatisfactory report and requires remedial work.

C3 - Improvement Recommended: A C3 does not make the report Unsatisfactory on its own. It flags areas where the installation does not meet current standards but does not present a danger. These are advisory items. Landlords are not legally obliged to act on C3 findings, though it is sensible to address them over time.

What Remedial Work Involves

C1 remedial work is typically urgent and focused. It might involve replacing a damaged socket, fitting a consumer unit cover, or isolating a faulty circuit until a permanent fix can be made. In some cases, a C1 requires consumer unit replacement or rewiring of a specific circuit.

C2 remedial work is more variable in scope. Common C2 findings in London rental properties include:

• Lack of RCD protection: Older consumer units without RCD protection require either a full consumer unit replacement or the addition of RCD socket outlets and RCBO protection on affected circuits. Consumer unit replacement typically costs £400 to £800 in London.
• Inadequate earthing or bonding: Adding or upgrading earth bonding to gas and water pipework is a relatively straightforward job costing £150 to £300.
• Deteriorated wiring: Older rubber-insulated or aluminium wiring that has degraded may require partial or full rewiring. Costs vary widely by property size, from £1,500 for a small flat to over £5,000 for a larger house.

Timescales for Landlords

Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must complete remedial work within 28 days of receiving an Unsatisfactory EICR. If the electrician specifies a shorter timeframe due to the nature of the C1 finding, that shorter period applies.

Written confirmation that remedial work has been completed must be provided to tenants within 28 days and to the local authority within 28 days if they request it.

Failure to comply can result in a local authority serving a remedial notice and, if still not acted upon, civil penalties of up to £30,000.

Practical Steps After a Failed EICR

1. Review the report and identify all C1 and C2 items.
2. Obtain quotes from a Part P registered electrician for the remedial work. The inspector who carried out the EICR is not required to do the remedial work, allowing you to obtain competitive quotes.
3. Ensure the remedial work is completed within 28 days (or sooner if specified).
4. Obtain a completion certificate confirming the works are satisfactory.
5. Arrange a fresh EICR if the original inspector requires it to confirm the remediation.
6. Provide copies to tenants and retain for your records.