The short answer
You must have the fixed electrical installation inspected and tested by a qualified person at least every five years and obtain an EICR (£150–£250 for a home with up to three bedrooms).
For most residential landlords in England the key rule is straightforward: arrange an Electrical Installation Condition Report (EICR) at least every five years, give tenants a copy within 28 days, and remedy any reportable faults within the timescale specified on the report. We recommend diarising the renewal date and retaining every report, certificate and repair record.
If you receive an unsatisfactory EICR, act promptly: remedial work and written confirmation of completion must be carried out within 28 days, or sooner if the report requires faster action. Quick summary: arrange the EICR, issue documents correctly, repair recorded defects, and keep evidence available.
Our landlord tips: check that the consumer unit is accessible for the electrician, notify tenants before appointments, and use a competent, registered electrician. Don’t confuse an EICR with PAT testing; portable appliance testing isn’t generally a legal landlord requirement.
What the law actually says
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require that private landlords ensure fixed electrical installations are inspected and tested by a person who is suitably qualified and competent at intervals of no more than five years. The Regulations require a written report of such an inspection and test: landlords must provide that report to existing tenants within 28 days, to new tenants before they occupy the premises, and must make it available to the local housing authority on request (the authority may request it to be supplied within seven days). The statutory definition of the scope of the inspection covers the fixed installation, including circuits, consumer units and permanently connected equipment. If the report identifies remedial work or further investigation, the landlord must arrange for that work to be completed within the timescale specified in the report (which is usually 28 days unless the report states otherwise) and obtain written confirmation; local housing authorities have powers to enforce the Regulations, including serving notices requiring works, arranging for works to be carried out and, in certain circumstances, imposing civil penalties of up to £40,000.
Note: It is sometimes claimed that landlords must use a named category of contractor; this is not correct — the legal requirement is that the person carrying out the inspection and test is suitably qualified and competent, not that they belong to a specific trade body.
Who does need it, and why
Coverage is broad: private landlords in England need a satisfactory electrical installation condition report (EICR) for each rented dwelling, whether it is a house, flat, maisonette or house in multiple occupation. This applies where you grant a tenancy as a landlord, including properties managed through an agent. The duty protects tenants by requiring the fixed electrical installation to be safe: wiring, consumer units, sockets, switches and permanently connected equipment must be assessed.
We should distinguish the installation from portable appliances. PAT testing may be sensible risk management, but it isn’t itself a statutory landlord requirement.
Holiday lets require careful classification. A genuine short-term holiday arrangement may fall outside these tenancy rules, while accommodation used as a tenant’s home may not. If your letting model is unclear, we recommend obtaining legal advice.
How often, and who decides
Normally, landlords must arrange an EICR at least every five years, or sooner if the existing report recommends an earlier inspection date. We advise treating the electrician’s stated date as the controlling deadline: it reflects condition, installation age and tenant safety.
| Decision point | Who decides | Required action |
|---|---|---|
| Standard cycle | Regulations | Renew within five years |
| Earlier review | Qualified inspector | Follow report recommendation |
| Change of tenancy | Landlord | Provide current report |
| Defects found | Landlord | Complete remedial work |
We can’t extend inspection intervals simply because no faults are visible. A qualified, competent inspector determines whether an earlier check is necessary, while governing bodies set the legal framework. Keeping reports, dates and remedial records organised helps demonstrate compliance and reduce landlord liability. You should diary the next due date immediately after receiving the EICR.
What it costs
Landlord electrical costs depend on the property’s size, installation condition and the work identified by the EICR. We’ll provide a fixed written quote before work starts, so your bill won’t exceed it. This Cost breakdown includes VAT, parts, labour, testing and certification.
| Job | Price | What’s included |
|---|---|---|
| EICR, up to three beds | £150–£250 | Inspection and report |
| Consumer unit replacement | £500–£700 | Installation, testing, certificate |
| Partial rewire | £1,200–£3,000 | Specified circuits and certification |
An EV chargepoint starts from £1,000 fitted; Grant eligibility may reduce this to about £500 where you qualify. Fault finding is £80 per hour, with most faults traced within one to two hours. Not included are plaster repairs, decoration, asbestos removal, DNO supply-upgrade charges, or scaffold and access equipment.
What we do instead when it is not required
Where an EICR or PAT testing isn’t a legal requirement, we’ll assess the installation’s age, condition and use and then recommend proportionate checks. We consider the consumer unit, visible wiring, sockets, lighting, supplied appliances and any signs of damage, overheating, damp or unauthorised alterations.
For older properties, homes with frequent tenant turnover, or properties containing landlord‑provided appliances, we may advise regular inspections and targeted appliance checks. Note: routine inspections are often recommended for safety but are not always a statutory duty; landlords’ legal responsibilities depend on tenancy type and specific regulations (for example, electrical safety standards in England require an EICR for most new tenancies and renewals), so you should check the exact obligations that apply to your property.
We also provide tenant guidance on reporting damaged sockets, tripping circuits, walderslade fittings and appliance faults promptly. Our documentation guidance explains what to retain: inspection notes, repair records, appliance instructions and evidence of action taken. Keeping these records creates a clear maintenance trail and supports sensible ongoing electrical safety management for your property.