Electrical safety is one of the few landlord compliance obligations that carries both a local authority financial penalty and a direct link to the tenant's safety. A faulty electrical installation can cause a fire or electrocution — and an EICR is the primary tool for identifying risks before they cause harm.
Unlike gas safety (where an annual inspection is required), the EICR is required every 5 years — or sooner if the report specifies it. But the 5-year cycle is a maximum: landlords also have an ongoing duty to respond to electrical faults reported by tenants promptly, regardless of when the last EICR was carried out.
When is an EICR required?
The EICR obligation applies to all private rented properties in England:
- All private rented residential properties — including HMOs, bedsits, and properties let under Periodic Assured Tenancies
- The EICR must be renewed at least every 5 years — or within the period specified in the report if shorter
- A new EICR is required before a new tenancy starts if the current report has less than 5 years of validity remaining
- If significant electrical work is carried out during the tenancy (e.g. rewiring, new consumer unit, extension), arrange a new EICR after completion — do not wait for the 5-year renewal
- Existing tenants: if the EICR expires mid-tenancy, a new report must be obtained and served within 28 days of the new report date
Who can carry out the EICR?
The regulations require the inspection to be carried out by a 'qualified person':
- Use an electrician registered with a government-approved competent person scheme — NICEIC, NAPIT, STROMA, or an equivalent body
- Registered electricians are deemed 'qualified persons' under the regulations — no additional verification is required
- Unregistered electricians can be 'qualified persons' if they meet the competency requirements, but using an unregistered electrician creates a compliance risk if the local authority investigates
- Keep the contractor's registration number on file — the local authority may request it as evidence of compliance
- Do not accept an EICR from an electrician who also carries out the remediation works on C1/C2 items without independent verification — this is a conflict of interest
Serving the EICR on tenants
The EICR must be served on tenants within specific timeframes:
- New tenancy: Serve a copy of the current EICR before or on the tenancy start date — before the tenant first occupies the property
- Existing tenancy (new EICR obtained): Serve a copy within 28 days of the new report being received
- Existing tenant requests a copy: Serve within 28 days of the request
- Local authority request: Serve a copy within 7 days
- Email is the recommended method — it creates a timestamped, traceable record; retain a copy of every email sent
- If the EICR has C1 or C2 items that have been remediated: serve the EICR and the remediation confirmation together once all works are complete
EICR codes — what C1, C2, and C3 mean
Every EICR classifies findings using a three-level coding system:
- C1 — Danger present: A defect that poses an immediate risk of injury — requires immediate action. The electrician should make safe before leaving if possible
- C2 — Potentially dangerous: A defect that could become dangerous — requires remediation within 28 days of the EICR date (or the shorter period specified in the report)
- C3 — Improvement recommended: Not dangerous but below current standards — remediation is not mandatory, but address C3 items proactively before they deteriorate to C2
- FI — Further investigation required: The electrician cannot assess the risk without further work — treat as C2 for urgency purposes until investigation is complete
- After remediation: obtain written confirmation from the remediation electrician — serve on all tenants and the local authority within 28 days of the works
Smoke alarms and CO detectors
Electrical safety obligations extend to alarm requirements under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022:
- A working smoke alarm must be installed on every storey of the property — test at the start of every tenancy
- A CO detector must be installed in every room containing a gas, oil, solid fuel, or other combustion appliance — including rooms with fixed solid fuel appliances (excluding gas cookers)
- Test alarms at the start of the tenancy and record the result — include this in the check-in inventory
- The landlord is responsible for ensuring alarms are working at the start of the tenancy; the tenant is responsible for day-to-day testing and reporting faults promptly
- If the tenant reports a faulty alarm, repair or replace it within a reasonable period — failure to do so is a separate breach of the Smoke and CO Alarm Regulations, with a civil penalty of up to £5,000
Enforcement and penalties
Local housing authorities have a duty to enforce the Electrical Safety Standards Regulations:
- The local authority can issue a remedial notice requiring compliance — if not complied with, a financial penalty of up to £30,000 can be imposed
- There is no cap on the number of penalties — each property is a separate breach
- Tenants can report non-compliance to the local authority — the authority has a duty to investigate
- A breach of the regulations can also affect the landlord's ability to obtain a Section 8 possession order — courts scrutinise prescribed document compliance at the possession hearing
- Include the EICR in the tenancy compliance file alongside the Gas Safety Record, EPC, and How to Rent guide
Frequently asked questions
Do I need an EICR for every property I let?+
Yes — the Electrical Safety Standards Regulations apply to all privately rented residential properties in England. This includes single lets, HMOs (licensed or unlicensed), bedsits, and properties let under periodic tenancies. There is no exemption for small landlords or properties below a certain value. The only exemptions are social housing and properties let by registered providers.
What happens if my EICR shows C1 or C2 items?+
C1 (danger present) items must be made safe immediately — the electrician should make the installation safe before leaving if at all possible. C2 (potentially dangerous) items must be remediated within 28 days of the EICR date. After remediation, obtain written confirmation from the electrician and serve it on all tenants and the local authority within 28 days. Do not let the property if C1 items have not been made safe.
Can I use the same electrician for the EICR and the remediation work?+
There is no legal prohibition on using the same electrician for both — but it creates a conflict of interest, as the electrician who identifies the defects will profit from fixing them. Consider using an independent electrician to verify C2 remediation, particularly if the remediation costs are significant. For C1 items that require immediate making-safe, the inspector will often make safe on the day and a separate contractor can complete the full remediation.
Is a landlord responsible for smoke alarms during the tenancy?+
The landlord is responsible for ensuring smoke alarms and CO detectors are installed and working at the start of each tenancy. During the tenancy, the tenant is responsible for day-to-day testing and for reporting faults. However, if the tenant reports a faulty alarm and the landlord fails to repair or replace it promptly, the landlord is in breach of the Smoke and CO Alarm Regulations — the local authority can impose a civil penalty of up to £5,000.