Electrical safety inspections for landlords: Your complete EICR guide for 2026

Electrical fires kill approximately 20 people and injure around 350 others in the UK every year, with thousands more caused by electrical faults in residential properties. For landlords, ensuring electrical safety is about both protecting tenants and fulfilling a legal obligation that carries serious penalties for non-compliance.

Since April 2021, all private landlords in England have been legally required to obtain an Electrical Installation Condition Report (EICR) at least every five years. With many initial EICRs now approaching their renewal date in 2025 and 2026, and penalties for breaches increasing to £40,000 from November 2025, understanding your electrical safety obligations has never been more important.

This article explains everything landlords need to know about EICRs, including what they involve, your legal duties, how to stay compliant, and how to manage electrical safety across multiple properties efficiently.

What is an EICR and why do landlords need one?

An Electrical Installation Condition Report (EICR), previously known as a Periodic Inspection Report or Fixed Wire Testing, is a formal safety assessment of a property's electrical installation. Think of it as an MOT for your property's wiring and fixed electrical systems.

The inspection examines all fixed electrical components that aren't designed to be moved, including:

• Fuse boxes

• Fixed wiring throughout the property

• Light fittings and switches

• Socket outlets and spur connections

• Electric showers and extractor fans

• Permanently wired heating systems

• Earth bonding to pipes and structural metalwork

An EICR does not cover portable appliances like kettles, toasters, or washing machines that plug into sockets. These require separate Portable Appliance Testing (PAT), though PAT is not yet mandatory for private landlords in England, only for social landlords from 1 May 2026.

The purpose of an EICR is to identify any damage, deterioration, defects, or dangerous conditions in the electrical installation that could pose fire or electric shock risks. The qualified electrician conducting the inspection compares the installation against British Standard 7671 (the 18th Edition Wiring Regulations) and produces a detailed report.

For landlords, obtaining a valid EICR demonstrates you've met your legal duty to ensure the electrical safety of your property before letting it and throughout the tenancy.

Your legal obligations under the Electrical Safety Standards Regulations 2020

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 set out specific duties for all private landlords. These regulations apply to England only, though Scotland, Wales, and Northern Ireland have their own similar requirements.

The regulations came into force in stages. New tenancies required an EICR from June 2020, whilst existing tenancies had until 1 April 2021 to comply. This means if you obtained your first EICR in early 2021, you'll need a renewal inspection in 2026.

Who the regulations apply to

The regulations cover any property where a private tenant lives as their main or only home under an assured shorthold tenancy (AST) or licence to occupy. This includes standard rental properties and Houses in Multiple Occupation (HMOs).

The regulations do not apply to:

• Social housing (though separate regulations are extending similar requirements to social landlords from 1 May 2026)

• Lodgers sharing accommodation with the landlord or the landlord's family

• Long leases of seven years or more

• Student halls of residence managed by educational institutions

• Hostels, refuges, care homes, hospitals, or similar specialist accommodation

If you're managing a property portfolio with mixed property types, it's crucial to understand which regulations apply to each property.

Your specific duties as a landlord

Under the regulations, you must:

Ensure electrical safety standards are met - The installation must comply with British Standard 7671 (18th Edition Wiring Regulations) at all times during any period when the property is occupied under a tenancy.

Arrange inspections at least every five years - The electrical installation must be inspected and tested by a qualified and competent person at intervals not exceeding five years, or sooner if the previous report specifies a shorter interval.

Obtain an EICR - You must receive a formal Electrical Installation Condition Report from the person conducting the inspection, stating the results and the date by which the next inspection is due.

Provide the EICR to existing tenants - You must supply a copy of the report to each existing tenant within 28 days of receiving it from the electrician.

Provide the EICR to new tenants - You must supply a copy to any new tenant before they occupy the property.

Provide the EICR on request - You must supply a copy to prospective tenants within 28 days of a written request, and to the local housing authority within seven days of a written request.

Retain copies - You must keep a copy of the report until the next inspection is due and provide it to the electrician conducting the next inspection.

Complete remedial work within 28 days - If the report identifies that remedial or investigative work is required, you must ensure a qualified person completes it within 28 days (or sooner if specified in the report as urgent).

Provide written confirmation of completed work - After remedial work is completed, you must obtain written confirmation from a qualified person that the work has been done and standards are met, then supply this confirmation along with the original report to existing tenants and the local authority within 28 days.

These duties apply whether you manage the property yourself or use a letting agent. You remain legally responsible even if you delegate tasks to an agent.

Understanding EICR classification codes and what they mean

When the electrician inspects your property, they'll classify any issues found using standardised codes. Understanding these codes helps you prioritise what needs fixing and assess the urgency.

Code C1 - Danger present

This indicates an immediate risk of injury from electric shock or fire. C1 observations are extremely serious and must be addressed immediately.

The electrician may make C1 hazards safe before leaving the property if practically possible. Common C1 issues include exposed live conductors, missing earth bonding on water or gas pipes, or severely damaged sockets presenting immediate shock risk.

If your EICR contains any C1 codes, the installation is unsatisfactory and you must not rent the property until the issue is resolved.

Code C2 - Potentially dangerous

C2 observations indicate conditions that are potentially dangerous and require urgent remediation. Whilst not presenting immediate danger like C1, these issues could become dangerous under certain circumstances or over time.

Examples include inadequate earthing, insufficient protective devices, overloaded circuits, or damaged cables that could deteriorate further.

Any EICR containing C1 or C2 codes is classified as "unsatisfactory" for continued use. You must complete remedial work within 28 days and cannot lawfully rent the property until issues are resolved.

Code C3 - Improvement recommended

C3 observations recommend improvements but don't render the installation unsatisfactory. The property is safe for continued use without this work, though addressing C3 issues represents good practice.

Common C3 observations include lack of RCD protection on certain circuits (where not strictly required by current standards but recommended), missing labels on consumer units, or accessible socket outlets that could benefit from being relocated for safety reasons.

Whilst you're not legally required to fix C3 issues, addressing them demonstrates professionalism and may prevent them from becoming C2 issues in future inspections.

FI - Further investigation required

FI indicates the electrician couldn't fully assess a particular aspect during the inspection and further investigation is needed without delay.

This might occur where areas are inaccessible (wiring in sealed voids), where there's uncertainty about installation methods, or where part of the system couldn't be safely tested during the inspection.

Any FI observations must be investigated within 28 days. The investigation may reveal no issues, or could identify problems requiring remediation.

The EICR inspection process: What to expect

Understanding what happens during an EICR helps you prepare and ensures the inspection runs smoothly.

Arranging the inspection

You'll need to book a qualified electrician to conduct the inspection. Look for electricians who are registered with a competent person scheme such as NICEIC, NAPIT, ELECSA, or are members of the Electrical Contractors' Association (ECA).

Always verify credentials before booking. A qualified person must have the technical knowledge and experience to conduct inspections safely and competently. Simply being "a qualified electrician" isn't sufficient - they need specific inspection and testing qualifications.

Expect to pay between £150 and £350 for a standard residential EICR, depending on property size, location, and number of circuits. Larger properties or HMOs with multiple consumer units will cost more.

Giving tenants notice

If the property is tenanted, you must provide at least 24 hours' written notice before any arranged visit. Many landlords give more notice out of courtesy and to ensure the tenant can be present.

Most tenants understand that electrical safety checks are legally required and are happy to accommodate inspections. However, if a tenant refuses access, document all attempts to arrange the inspection. Under the regulations, tenant refusal to allow access provides a defence against prosecution for non-compliance.

That said, you should make reasonable efforts to gain access. Offer multiple date options, explain the legal requirement clearly, and consider whether there are concerns you need to address to help the tenant feel comfortable with the inspection.

During the inspection

The electrician will need to turn off the power supply at various points during the inspection to safely test circuits. This typically takes two to four hours for a standard property, though complex properties or those with issues may take longer.

The inspection involves both visual examination and testing. The electrician will:

• Inspect the consumer unit for damage, appropriate labelling, and correct protective devices

• Check visible wiring for damage, deterioration, or inappropriate installation methods

• Test earth bonding to water and gas pipes

• Test the operation of RCDs (residual current devices)

• Conduct insulation resistance tests on circuits

• Check socket outlets and light fittings for damage and proper connection

• Test earth loop impedance to verify protective devices will operate correctly

• Verify polarity is correct throughout the installation

The electrician may need access to loft spaces, under floorboards, or behind access panels to inspect wiring routes. Ensure tenants know the property should be accessible and tidy to facilitate a thorough inspection.

After the inspection

Within a reasonable timeframe (usually a few days to two weeks), the electrician will provide the completed EICR. This detailed report includes:

• Details of the installation tested

• Extent and limitations of the inspection

• A summary of the inspection findings

• Whether the installation is satisfactory or unsatisfactory for continued use

• Observations requiring investigation or remediation (if any)

• The date by which the next inspection is due

Review the report carefully. If it's satisfactory with no C1, C2, or FI observations, you've met your legal requirement and simply need to provide copies to your tenants as required.

If the report is unsatisfactory or requires investigation, you have 28 days (or less if specified) to arrange remedial work.

Dealing with unsatisfactory EICRs and remedial work

Approximately 20-30% of EICRs identify issues requiring remediation. Don't panic if your report comes back unsatisfactory - this is common, particularly in older properties.

Acting on the findings

Your first step is to obtain quotes for the required work. You can use the electrician who conducted the EICR or get quotes from others. Some landlords prefer to use the original electrician as they're already familiar with the property's issues.

Ensure whoever you instruct is appropriately qualified. Complex remediation might require more specialist skills than the original inspection.

The work must be completed within 28 days from the inspection date, or sooner if the report specifies C1 issues require immediate attention.

Types of remedial work

Common remediation work includes:

• Upgrading old consumer units that lack RCD protection

• Installing additional RCDs on circuits that need them

• Replacing damaged sockets, switches, or light fittings

• Improving or installing main earth bonding to water and gas services

• Replacing damaged or deteriorated cables

• Correcting polarity errors

• Installing additional protective devices

Costs vary widely depending on what's required. Simple fixes like replacing a few damaged sockets might cost £100-200, whilst a full consumer unit upgrade could cost £500-1,000 or more.

Obtaining written confirmation

Once remedial work is complete, you must obtain written confirmation from the qualified person who carried out the work. Acceptable forms of written confirmation include:

• A new satisfactory EICR showing the installation now meets standards

• An Electrical Installation Certificate (EIC) for new installation work

• A Minor Electrical Installation Works Certificate (MEIWC) for small additions or alterations

This written confirmation, together with a copy of the original unsatisfactory EICR, must be provided to existing tenants and the local housing authority within 28 days of completing the work.

Keeping thorough compliance records is essential. Store all inspection reports, remedial work certificates, and correspondence about electrical safety together with your other property documentation.

Penalties for non-compliance: What happens if you don't get an EICR

Local housing authorities enforce the Electrical Safety Regulations. Failing to comply can result in serious consequences.

Financial penalties

From 1 November 2025, the maximum civil penalty for breaching the electrical safety regulations increased from £30,000 to £40,000. This brings electrical safety penalties in line with other serious housing offences.

Councils can issue civil penalties for:

• Failing to obtain an EICR every five years

• Not providing copies to tenants within the required timeframes

• Failing to complete remedial work within 28 days

• Not providing copies to the local authority when requested

The penalty amount depends on the severity and circumstances of the breach. First-time minor breaches might attract lower penalties, whilst serious or repeated violations will result in higher fines.

Remedial notices

If an inspection reveals your property doesn't meet electrical safety standards, the local authority must issue a remedial notice requiring you to carry out specified work within 28 days or sooner for urgent hazards.

Failing to comply with a remedial notice can result in further enforcement action and penalties.

Rent Repayment Orders

Tenants can apply to the First-tier Tribunal for a Rent Repayment Order if you've been convicted of certain offences or received a civil penalty for non-compliance with electrical safety requirements.

If granted, you may have to repay up to 12 months' rent to the tenant. This can be financially devastating, particularly for landlords with multiple properties.

Insurance implications

Many landlord insurance policies require you to meet all legal compliance obligations. Failing to obtain an EICR or ignoring remedial work requirements could invalidate your insurance, leaving you personally liable for any damage, injury, or loss resulting from electrical faults.

Criminal prosecution

Whilst civil penalties are the primary enforcement tool, in extreme cases local authorities can pursue criminal prosecution for serious or persistent breaches. This can result in criminal records and unlimited fines.

Banning orders

For serious or repeated breaches of electrical safety requirements, local authorities can apply for banning orders preventing you from letting property or engaging in property management for a specified period.

The stakes are high. Compliance is fundamental legal requirement that protects both your tenants and your business.

Managing electrical safety across multiple properties

If you're managing several properties, keeping track of EICR renewal dates, remedial work deadlines, and tenant notification requirements can become overwhelming. Here's how to stay organised.

Create a compliance calendar

For each property, record:

• The date of the last EICR

• When the next EICR is due

• Renewal date reminders (set alerts for 3-6 months before expiry)

• Whether any remedial work is outstanding

Using automated reminders ensures you never miss a renewal date. Set reminders well in advance to allow time for booking electricians, arranging access, and completing any necessary work before the certificate expires.

Standardise your record keeping

Maintain consistent records for each property including:

• Current and historical EICRs

• Certificates for remedial work

• Records of reports provided to tenants

• Correspondence about electrical safety

• Proof of access attempts if tenants refuse entry

Storing everything digitally in a secure document vault makes records easily accessible and protects against loss. You'll need to produce these documents quickly if the local authority requests them.

Coordinate inspections efficiently

If you have multiple properties with EICRs expiring around the same time, you might negotiate better rates by booking several inspections with the same electrician. Some electricians offer discounts for multiple properties.

However, don't compromise on quality for price. Use reputable, qualified electricians even if they cost slightly more. Poor quality inspections that miss genuine issues create false security and potential liability.

Plan for renewal cycles

With five-year inspection intervals, you can plan your compliance schedule years ahead. For example, if you have ten properties, aim to spread EICR renewals across the five-year cycle rather than having them all expire in the same month.

This distributes costs more evenly and prevents an overwhelming compliance burden in any single year.

How EICRs interact with other landlord compliance requirements

Electrical safety is just one piece of the compliance puzzle. Understanding how EICRs fit with your other legal obligations helps you manage everything efficiently.

Gas safety certificates

Unlike EICRs which are required every five years, gas safety checks are required annually. Both are critical safety certificates you must obtain and provide to tenants.

Many landlords coordinate their gas and electrical inspections to happen around the same time, reducing disruption to tenants and consolidating compliance tasks.

Energy Performance Certificates (EPCs)

Energy Performance Certificates (EPCs) are valid for ten years and must show a minimum rating of E for new tenancies. Whilst EPC requirements are separate from electrical safety, any electrical upgrades done following EICR remedial work (such as installing more efficient lighting or heating controls) may improve your EPC rating.

From 2030, the government plans to require all rental properties to achieve EPC rating C. Considering energy efficiency when planning electrical upgrades can help you prepare for these future requirements.

Property licensing

If your property requires selective or additional licensing, the licence application and renewal process will require evidence of electrical safety compliance. You'll need to provide your current EICR as part of licensing requirements.

For HMO properties requiring mandatory licensing, electrical safety standards are particularly stringent. Local authorities may require more frequent inspections or additional safety measures beyond the basic EICR requirements.

Smoke and carbon monoxide alarms

You must install smoke alarms on every storey and carbon monoxide alarms in rooms with solid fuel appliances. Whilst the EICR doesn't specifically test these, electricians often check smoke alarm functionality as good practice.

Ensure your smoke and carbon monoxide alarms are working before the EICR inspection. Non-functional safety devices reflect poorly and may result in recommendations in the report.

The Renters' Rights Act changes from 1 May 2026

The Renters' Rights Act coming into force on 1 May 2026 brings significant changes to private renting, including the abolition of Section 21 no-fault evictions and strengthened enforcement powers for local authorities.

Whilst electrical safety requirements themselves haven't changed under the Renters' Rights Act, the enhanced enforcement environment means councils will likely take compliance more seriously. The new Act also introduces the Private Rented Sector Database where landlords must register their properties, and compliance failures like missing EICRs could affect your ability to register.

Maintaining exemplary compliance records becomes even more important in this heightened regulatory environment.

Preventing electrical safety issues between inspections

Five years is a long interval between formal inspections. Proactive maintenance between EICRs helps prevent problems and demonstrates responsible property management.

Encourage tenant reporting

Make it easy for tenants to report electrical issues. Respond promptly to reports of:

• Flickering lights or lights that don't work

• Sockets or switches that are loose, hot, or discoloured

• Circuit breakers that trip frequently

• Burning smells near electrical equipment

• Visible damage to cables or sockets

Using a structured maintenance reporting system ensures issues are logged, tracked, and resolved quickly. Many minor electrical problems are warning signs of more serious underlying issues.

Conduct informal checks during property visits

When conducting routine property inspections or arranging other maintenance, look for obvious electrical issues:

• Damaged or overloaded sockets

• Extension leads used as permanent wiring solutions

• DIY electrical work by previous tenants

• Outdated or damaged consumer units

• Frayed or damaged cables

You're not qualified to test the installation, but you can spot obvious hazards and arrange qualified electrician visits if needed.

Address issues promptly

Don't delay when tenants report electrical problems. Electrical faults can deteriorate rapidly and create serious dangers.

Instructing a qualified electrician to investigate reported issues demonstrates duty of care and may prevent small problems from becoming major remediation work at the next EICR.

Maintain appliance safety

Whilst portable appliances aren't covered by EICR requirements (for private landlords), any electrical appliances you provide should be safe and in good working order.

If you supply white goods, toasters, kettles, or other electrical items, consider voluntary PAT testing to demonstrate safety. This isn't legally required but represents good practice and may protect against liability claims.

Special considerations for different property types

Different property types present unique electrical safety considerations.

Houses in Multiple Occupation (HMOs)

HMOs often have more complex electrical installations with multiple circuits, additional consumer units, and higher electrical demands from multiple tenants.

Local authority HMO licensing conditions may require more frequent electrical inspections than the standard five-year interval. Some councils require inspections every three years for licensed HMOs.

HMO electrical installations often need upgrading to handle the additional load. If your EICR for an HMO highlights overloaded circuits or insufficient protective devices, budget for potentially significant remediation costs.

Older properties

Properties built before 1960 often have outdated electrical installations that may not meet modern standards. Common issues include:

• Lack of earth bonding

• Insufficient protective devices

• Old wiring that's deteriorated over time

• Consumer units without RCD protection

• Inadequate circuit capacity for modern electrical demands

If you own older properties, budget for potentially extensive remedial work following EICRs. A complete rewire can cost £3,000-8,000 or more depending on property size.

However, don't panic before the inspection. Many older installations, whilst not meeting the latest standards, can be made compliant through targeted upgrades rather than complete rewiring.

Purpose-built flats

In blocks of flats, responsibility for electrical installations can be complex. You're responsible for the electrical installation within the flat itself, but common area electrical installations and supplies may be the freeholder's or managing agent's responsibility.

Ensure you're clear about responsibilities. Your EICR should cover everything from the flat's incoming supply point onwards, including the consumer unit, all circuits, and electrical equipment within the flat.

Choosing the right electrician for your EICR

The quality of your EICR depends entirely on the competence of the electrician conducting it. Here's how to choose wisely.

Verify qualifications and registration

The electrician must be qualified and competent to conduct inspection and testing. Look for electricians who are:

• Registered with NICEIC, NAPIT, ELECSA, or similar competent person schemes

• Members of trade bodies like the ECA

• Hold relevant inspection and testing qualifications (not just installation qualifications)

Ask to see proof of registration and check their registration is current. Legitimate electricians will happily provide evidence.

Avoid the cheapest quotes

Extremely low-cost EICRs are often superficial inspections that miss genuine issues. Thorough inspections take time and require proper testing equipment.

If a quote seems unusually cheap, question whether the electrician will conduct a proper inspection or just a cursory visual check. The consequences of a poor inspection that misses dangerous faults far outweigh the money saved.

Check reviews and ask for references

Look for electricians with good reviews and established reputations. Ask other landlords for recommendations.

If you're building a property portfolio, establishing a relationship with a reliable, competent electrician who understands your properties saves time and provides consistency across your compliance programme.

Ensure they understand landlord requirements

The electrician should be familiar with landlord electrical safety regulations and understand what the EICR must contain to meet legal requirements. They should know about the 28-day remediation periods and the need to classify observations correctly.

How August helps landlords stay on top of electrical safety compliance

Managing electrical safety compliance alongside all your other landlord responsibilities can feel overwhelming. August's landlord software is designed specifically to help small landlords stay organised and compliant.

Automated compliance tracking and reminders

August monitors the expiry dates of your EICRs and other safety certificates, sending you automated reminders well in advance of renewal deadlines. This ensures you never miss a renewal date and have plenty of time to arrange inspections and complete any necessary work.

The system can scan uploaded certificates and automatically extract expiry dates, saving you time and ensuring accuracy.

Centralised document storage

Store all your EICRs, remedial work certificates, and electrical safety correspondence in August's secure document vault. Each document is associated with the relevant property, making it easy to find what you need when tenants request copies or when the local authority asks for evidence.

You can share documents directly with tenants through the app, providing proof you've met your obligation to supply copies within required timeframes.

Compliance checklists

August's guided compliance checklists walk you through the requirements for each property. The system tracks what you've done and what still needs attention, reducing the risk of overlooking critical tasks. Just upload your documents and let August read them.

Property-by-property tracking

If you manage multiple properties, August shows the compliance status of each property at a glance. You can see which properties have current EICRs, which are approaching renewal, and which require attention.

This bird's-eye view of your portfolio helps you prioritise and manage compliance efficiently across all your properties.

Electrical safety for 2026 and beyond

As we move through 2026, electrical safety compliance remains a cornerstone of responsible property management. With penalties rising to £40,000, enforcement becoming more robust under the Renters' Rights Act framework, and many initial EICRs from 2021 now due for renewal, staying on top of electrical safety has never been more important.

For landlords managing properties professionally, electrical safety is a fundamental responsibility that protects tenants, preserves property value, and demonstrates commitment to high standards.

By understanding your legal obligations, maintaining thorough compliance records, addressing issues promptly, and using the right tools to stay organised, you can manage electrical safety efficiently whilst protecting your investment and your tenants.

The five-year inspection interval makes electrical safety compliance manageable with proper planning. Start by checking when your current EICRs expire, setting reminders well in advance, and ensuring you have reliable, qualified electricians ready to conduct renewals when needed.

In the increasingly regulated private rented sector, excellent compliance is the foundation of sustainable landlord business. Whether you manage one property or twenty, making electrical safety a priority protects everyone involved and helps you operate with confidence in 2026 and beyond.

This article provides guidance on electrical safety compliance for landlords but is not a substitute for professional electrical advice or legal advice. Always consult qualified electricians for electrical work and seek legal advice for specific situations.