EICR for Landlords: Complete Guide to Electrical Safety Certificates

Since July 2020, every rental property in England needs a valid Electrical Installation Condition Report (EICR) before new tenants move in. Existing tenancies had to comply by April 2021.

This isn't optional. Local councils can issue fines of up to £30,000 for non-compliance. Yet industry surveys suggest tens of thousands of landlords still don't have valid certificates.

If you're unsure what an EICR involves, what it costs, or what happens if your property fails, this guide covers everything you need to know.

What Is an EICR?

An EICR is a formal inspection of your property's fixed electrical installations. That includes:

Consumer units (fuse boxes)
Wiring throughout the property
Socket outlets
Light fittings and switches
Electric showers and heating systems
Any fixed electrical equipment

The inspection identifies defects, deterioration, or dangerous conditions that could cause electric shocks or fires.

Importantly, it doesn't cover portable appliances like kettles or toasters unless you specifically request a combined EICR and PAT testing service.

The Legal Requirements: What Changed in 2020

The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 introduced mandatory EICRs for all assured shorthold tenancies.

Key requirements:

Before letting: You must have a valid EICR before new tenants move in
Existing tenancies: All existing tenancies needed an EICR by 1 April 2021
Renewal: Inspections must be repeated every 5 years, or sooner if the previous report says so
Supplying the report: Tenants must receive a copy within 28 days of the inspection
New tenants: They must receive the EICR before they occupy the property

Local authority enforcement:

Councils have powers to:

Demand you arrange an EICR within 28 days
Remedy urgent hazards themselves and bill you (up to £30,000)
Issue financial penalties without needing to prosecute

What Does the Inspection Actually Involve?

A qualified electrician spends 2-4 hours (for a typical 2-3 bed property) conducting visual checks and tests.

Visual Inspection

The electrician examines:

Consumer unit condition and age
Signs of overheating, damage, or corrosion
Adequacy of earthing and bonding
Socket and switch faceplates
Light fittings and visible cable routes
RCD protection where required

Testing

Using specialist equipment, they test:

Continuity of protective conductors
Insulation resistance
Polarity (correct wiring connections)
Earth fault loop impedance
RCD functionality and trip times

Every circuit is tested. The electrician may need to turn off power temporarily to complete certain tests.

Understanding the Classification Codes

Your EICR lists any defects using standard codes:

| Code | Meaning | Action Required | |------|---------|-----------------| | C1 | Danger present. Risk of injury. Immediate remedial action required. | Fix immediately. Property may be unsuitable for occupation. | | C2 | Potentially dangerous. Urgent remedial action required. | Fix within 28 days or sooner if specified. | | C3 | Improvement recommended. Not dangerous now but doesn't meet current standards. | Optional but advisable. | | FI | Further investigation required without delay. | Additional testing needed to determine safety. |

A report with only C3 observations is still technically a pass. C1 or C2 codes mean the installation is unsatisfactory overall.

What Happens If Your Property Fails?

"Failing" an EICR means receiving C1, C2, or FI codes that make the overall condition "unsatisfactory."

Immediate steps:

For C1 (danger present): The electrician may make the installation safe on the spot or disconnect the dangerous circuit. You cannot let the property until resolved.
For C2 or FI: You have 28 days (or less if specified) to complete remedial work and obtain a new certificate.
Notify tenants: They must receive the report and know what actions are being taken.
Provide evidence: Supply the council or tenants with written confirmation that remedial work is complete.

Typical failure reasons:

Outdated fuse boxes without RCD protection
Absent or inadequate earthing
Damaged accessories or wiring
Overloaded circuits from previous DIY additions
No or inadequate bonding to gas/water mains

How Much Does an EICR Cost?

Typical prices for residential rentals:

| Property Size | Estimated Cost | |--------------|----------------| | Studio or 1-bed flat | £100-150 | | 2-3 bedroom house | £150-250 | | 4-5 bedroom house | £200-350 | | Large HMO (6+ beds) | £250-500+ |

Factors affecting cost:

Number of circuits (each must be tested)
Accessibility of wiring and consumer unit
Property age and condition
Geographic location (London typically 20-30% higher)
Urgency of appointment

Additional costs to factor in:

Remedial work (highly variable: £50 for a new socket, £500-1500+ for full consumer unit replacement)
Out-of-hours or weekend appointments
Travel charges for remote locations

Get quotes from verified electricians to compare pricing in your area.

Remedial Work: What to Expect

If your property needs work, the same electrician who conducted the EICR can usually quote for repairs. However, you're not obligated to use them.

Common remedial work costs:

| Issue | Typical Cost | |-------|--------------| | Consumer unit replacement (RCD protection) | £400-800 | | Additional earthing/bonding | £150-400 | | Circuit repairs or additions | £200-500 per circuit | | Socket/light switch replacement | £50-150 each | | Full rewire (if needed) | £3,000-8,000+ |

Important: The electrician who did the EICR cannot issue a new satisfactory certificate after their own remedial work without an additional inspection. Some may include this in their remedial quote; others charge separately.

Finding a Qualified Electrician

Unlike fire risk assessments, EICRs must be conducted by a "qualified and competent" person. But what does that actually mean?

Look for:

NICEIC or ELECSA registration: These are the main competent person schemes. Members can self-certify work and are regularly assessed.
Level 3 NVQ in Electrical Installations: Minimum qualification for domestic work.
18th Edition Wiring Regulations: Current standard all electricians should know.
Professional indemnity insurance: Essential if something goes wrong later.

Check credentials:

Ask for their registration number and verify it on the NICEIC or ELECSA website
Request proof of insurance
Ask about their experience specifically with rental properties

BoroughReady lists only verified, registered electricians to save you the verification hassle.

The 5-Year Renewal Cycle

EICRs are valid for 5 years from the inspection date. But there are exceptions:

Earlier renewal required: If the previous report specified a shorter interval due to installation condition
Change of tenancy: New tenants must receive the existing EICR. If it's near expiry, consider renewing early
Damage or alteration: If electrical work is done, you may need a new EICR or Electrical Installation Certificate

Set reminders: Add a calendar entry for 4 years and 9 months after your EICR to start arranging the renewal.

Common Landlord Mistakes

Mistake 1: Confusing EICR with PAT testing An EICR covers fixed wiring. PAT testing covers portable appliances. They're different certificates with different renewal periods.

Mistake 2: Not acting on C2 codes Some landlords ignore C2 recommendations because they're not "immediate danger." This is a mistake. C2 codes mean the installation is officially unsatisfactory.

Mistake 3: Letting without an EICR New tenancies absolutely require a valid EICR before occupation. No exceptions. Councils are increasingly proactive in checking.

Mistake 4: Keeping old reports hidden If an EICR fails, you must give it to tenants anyway. Hiding it and hoping they don't notice isn't compliance—it's a separate offence.

What About Scotland, Wales, and Northern Ireland?

Scotland: EICRs have been mandatory since 2015. Properties must be inspected every 5 years (or sooner if specified) and at each change of tenancy.

Wales: EICRs became mandatory for new tenancies from 15 July 2023, and for existing tenancies from 1 December 2023. The regulations mirror England's approach.

Northern Ireland: Currently no mandatory EICR requirement for private rentals, though this may change. Good practice and insurance requirements still apply.

Insurance and Mortgage Implications

Most buy-to-let insurers now specifically ask about EICR status when you apply or renew. Some require copies of certificates. Letting without a valid EICR could invalidate your policy.

Mortgage lenders increasingly include electrical safety compliance in their terms. If you're refinancing or buying, expect questions about EICRs.

The Bottom Line

The EICR regulations are here to stay. With 5-year renewal cycles, this is now a permanent cost of being a landlord.

Budget £150-350 for the inspection, more if your property needs remedial work. Use a NICEIC or ELECSA registered electrician. Keep certificates safe. Set renewal reminders.

Non-compliance risks fines up to £30,000, invalid insurance, and potential civil liability if electrical faults harm tenants.

BoroughReady helps you find qualified electricians and compare quotes for EICRs and remedial work. Don't wait for the council to ask—get compliant now.

Last updated: February 2026. Always verify current regulations with your local authority or a qualified legal advisor.