In England, landlords must have the fixed electrical installation in a rented home inspected and tested by a qualified person at least every five years, or sooner if the report says so. That inspection produces an electrical installation condition report (EICR). If it finds anything that needs fixing, you must do the work within 28 days or sooner, and confirm in writing to the tenant and the council that it's done. Councils can fine landlords up to £40,000.
These rules come from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. This guide explains what's inspected, what the codes mean, the paperwork, and why a current EICR matters to your landlord insurance.
What an EICR covers
The inspection covers the fixed electrical installation: the wiring, sockets, light fittings, consumer unit (fuse box) and permanently connected equipment such as an electric shower or extractor fan. It's checked against the national wiring standard, BS 7671 (currently the 18th edition).
It doesn't cover portable appliances such as kettles or toasters. Portable appliance testing (PAT) isn't a legal requirement for all lets, but it's good practice for appliances you provide, and some HMO licences require it.
What the codes mean
C1: danger present. Risk of injury now. The electrician should make it safe immediately.
C2: potentially dangerous. Urgent remedial work needed.
FI: further investigation required. Something needs a closer look without delay.
C3: improvement recommended. Not a fail on its own.
A report with any C1, C2 or FI code is "unsatisfactory". You must arrange remedial work or further investigation within 28 days, or within any shorter period the report specifies.
Paperwork and deadlines
Existing tenants: give them a copy within 28 days of the inspection.
New tenants: give them a copy before they move in.
Prospective tenants: provide a copy within 28 days if they ask for one.
The council: provide a copy within 7 days if it asks.
The next inspector: keep a copy to give them.
After remedial work: get written confirmation from the electrician, and give it to the tenant and the council within 28 days of the work being completed.
Store the EICR with your gas safety record and EPC. You'll likely need these for the new PRS database. See our PRS database guide.
Who can do it
The inspector must be qualified and competent. A practical way to check is to use an electrician on a competent person scheme or with relevant qualifications in inspection and testing. Ask to see evidence before booking.
Fines and enforcement
Councils can require remedial action, do the work themselves and recover the cost, and impose financial penalties of up to £40,000 for breaches (the maximum rose from £30,000 on 1 May 2026). An unsatisfactory or missing EICR can also cause problems with HMO and selective licences. See our selective licensing guide.
Why it matters for insurance
Electrical faults are a common cause of house fires. When you claim on your landlord insurance for a fire, the insurer will ask about the cause and the state of the electrics.
Fire claims. A current, satisfactory EICR, with remedial work completed, helps show the property was maintained. A missing EICR or outstanding C1/C2 items can make a claim harder to settle.
Liability. If a tenant is injured by an electrical fault, property owner's liability cover responds, but defending the claim is much harder if you didn't meet the regulations.
Proposal questions. Insurers may ask whether the property meets legal safety standards, or when the wiring was last checked. Answer accurately.
Rewiring. If the EICR shows the wiring is old and needs replacing, tell your insurer about the work and consider whether it changes your rebuild cost. See our landlord buildings insurance guide.
Practical tips
Diary the next EICR date as soon as you receive a report.
Book remedial work at the same time as the inspection where possible.
Ask the electrician to explain any C3 items, which may become problems later.
Keep photos of the consumer unit and any remedial work.
Fit smoke alarms on every storey and check them on day one of each tenancy.
What an EICR costs
Costs depend on the size of the property, the number of circuits, the area and access. Get several quotes and check what's included, especially whether remedial work is quoted separately.
EICRs in HMOs and shared houses
The 2020 regulations apply to HMOs as well as single-household lets. HMO licences often add conditions, such as providing the EICR to the council, PAT testing for appliances you provide, and fire alarm and emergency lighting checks. If you let rooms, keep all of these on one schedule and check them at each renewal. See our page on HMO landlord insurance.
When an EICR can't be done
If a tenant refuses access, take all reasonable steps to arrange the inspection, and keep a record: letters, emails, appointments offered and missed. The regulations recognise that a landlord isn't in breach if they can show they took all reasonable steps. Don't enter without the tenant's agreement.
EICR and possession
Since section 21 was abolished on 1 May 2026, possession is through section 8. A tenant may raise electrical safety problems in their defence or counterclaim, so keep the EICR and evidence of remedial work. See our guide on what to do if a tenant isn't paying rent.
EICR and the PRS database
When the private rented sector database opens on 15 December 2026, landlords in England will be asked for safety information about each property. Keep the EICR in a format you can upload. See our PRS database guide.
A simple EICR routine
Diary the next inspection date from the current report.
Book the electrician a few months ahead, and agree access with the tenant in writing.
Ask for a quote for any remedial work at the same time.
Complete C1, C2 and FI items within 28 days, or sooner if specified.
Send the report and the remedial confirmation to the tenant, and to the council when required.
File everything with your gas safety record and EPC.
Electricians' quotes vary, so compare like for like.
Frequently asked questions
How often do landlords need an EICR?
At least every five years, or sooner if the previous report says so.
Is an EICR a legal requirement?
Yes, for most private rented homes in England under the 2020 regulations.
What does C2 mean on an EICR?
Potentially dangerous. Urgent remedial work is needed, and you must complete it within 28 days or sooner if the report says so.
Do I have to send the EICR to the council?
Only if the council asks, in which case within 7 days. You must also confirm remedial work to the council within 28 days of completion.
Does PAT testing count as an EICR?
No. PAT covers portable appliances. An EICR covers the fixed installation.
Will my insurer pay a fire claim if I don't have an EICR?
It depends on the policy and cause, but a missing EICR or outstanding remedial work can make a claim harder to settle.
Check your landlord cover
Send us your current landlord policy or renewal and we'll review it and come back with quotes from the insurers on our panel. Start with your buy-to-let details.
Meshed is a trading name of Mesh'd Limited, authorised and regulated by the Financial Conduct Authority (FRN 1033248). We charge a flat 10% broker fee. This guide is general information, not legal advice.
Vincent Liu
Co-founder & CTO
