Electrical Safety Standards Regulations 2020: A Landlord's Complete Guide
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 made EICR mandatory for all private landlords. Here is what you need to know.
What the Regulations Require
Since 1 April 2021 all private landlords in England have been required to:
- Ensure electrical installations are inspected and tested at least every five years by a qualified electrician
- Obtain a written report — the Electrical Installation Condition Report (EICR) — from that inspection
- Supply a copy of the report to existing tenants within 28 days of the inspection
- Supply a copy to new tenants before they move in
- Supply a copy to local authorities within 7 days if requested
- Carry out and fund all remedial work required by the EICR within 28 days (or the shorter period specified)
What Qualifies as Satisfactory
An EICR returns one of two outcomes: Satisfactory or Unsatisfactory. An unsatisfactory report requires remedial action. The severity of findings is coded:
- C1 — Danger present: immediate risk to life, must be fixed immediately (ideally at the time of inspection)
- C2 — Potentially dangerous: must be remedied within 28 days
- C3 — Improvement recommended: does not make the EICR unsatisfactory but should be addressed
- FI — Further investigation required: inspection cannot be completed without further work
Who Can Carry Out an EICR
The regulations require a "qualified person" — in practice a registered electrician with a qualification such as City & Guilds 2391 (Inspection and Testing) or equivalent, usually registered with NICEIC, NAPIT or a similar competent-person scheme. Landlords cannot self-certify.
The 28-Day Remedial Window
Where remedial work is required, landlords must complete it and obtain written confirmation from the electrician within 28 days of the EICR (or the shorter deadline specified in the report). This confirmation must be sent to the tenant and, on request, to the local authority.
Penalties
Local authorities can impose financial penalties of up to £30,000 per breach. They can also carry out remedial work themselves and recover the costs from the landlord.
How Often Does an EICR Need to Be Renewed
At least every five years, or sooner if the report specifies a shorter period. Some older installations may receive a recommendation for inspection in 2–3 years. The report is also required when there is a change of tenancy if the current report has lapsed.
Frequently asked questions
Do I need an EICR for a new build property?
A new build has an Electrical Installation Certificate (EIC) from the installation. This satisfies the requirement for the initial period but you will still need an EICR within five years of the installation date when the EIC expires.
What is the difference between an EICR and a PAT test?
An EICR covers the fixed electrical installation — wiring, consumer unit, sockets, switches, lighting circuits. PAT testing covers portable appliances that plug in. Both can be required but they are different inspections by different specialists.
Can I use the same EICR for multiple tenancies?
Yes, provided the report is still within its validity period (up to five years or the shorter period specified). You must provide a copy to each new tenant before they move in.
What happens if the EICR shows C2 findings?
C2 findings make the EICR unsatisfactory. You must carry out the remedial work within 28 days, obtain written confirmation from the electrician, and supply it to the tenant and local authority if requested.