London Landlord Electrical Safety Obligations in 2025: EICR, PAT Testing and Consumer Units

The Legal Framework for Landlords

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 made it a legal requirement for private landlords to have a fixed electrical installation inspected and tested at least every five years by a qualified person. This applies to all private rented properties in England, including those in London. The resulting Electrical Installation Condition Report (EICR) must be provided to tenants and, on request, to local authorities.

Local councils have enforcement powers and can issue remedial notices and civil penalties up to £30,000 for breaches. London borough councils have been increasingly active in using these powers, particularly in boroughs with large private rented sectors such as Newham, Tower Hamlets, and Brent.

What an EICR Covers

An EICR assesses the condition of fixed electrical installations: wiring, consumer units, sockets, light fittings, earthing and bonding, and protection devices. The inspector codes each observation: C1 (danger present, immediate remedial action required), C2 (potentially dangerous), C3 (improvement recommended), or FI (further investigation required). A satisfactory EICR has no C1, C2, or FI codes.

Landlords must carry out remedial work within 28 days of receiving a report with C1 or C2 codes (or within the timescale specified in the report if shorter). Evidence of completion must be provided to tenants and the local authority within 28 days of the work being done.

Consumer Unit Requirements and the 18th Edition

The 18th Edition of the IET Wiring Regulations (BS 7671:2018, amended 2022) introduced requirements including that consumer units in domestic premises must be metal-clad to reduce fire risk, and that certain circuits — particularly those serving socket outlets in dwellings — must be protected by a 30mA RCD. Additionally, arc fault detection devices (AFDDs) are now recommended (though not yet mandatory for all existing installations) for certain circuits.

London properties with older plastic consumer units, rewireable fuses, or units without RCD protection are likely to receive C2 codes and require upgrade as part of EICR remediation. A consumer unit replacement in London typically costs £400 to £900 depending on the number of circuits and access conditions.

PAT Testing

Portable Appliance Testing (PAT) is not a legal requirement for landlords under current legislation, but is strongly advisable where appliances are provided as part of the tenancy. If you supply white goods, washing machines, or electric heaters, a basic visual check and PAT test creates a documented audit trail. The frequency guidance from the Health and Safety Executive suggests that landlords test provided appliances every one to two years for residential properties.

PAT testing for a typical furnished London flat costs £80 to £200 depending on the number of appliances and the testing company.

Practical Steps for London Landlords

Ensure your EICR is in date across all your properties — each must be tested every five years regardless of when the tenancy started. Keep copies of all EICRs and completion certificates. If your properties were built before 1970, budget for probable remedial work at the next inspection cycle. Work only with NICEIC, NAPIT, or STROMA-registered electricians who can self-certify any notifiable remedial work under Part P.