EICR requirements for UK landlords 2026

In England you need an Electrical Installation Condition Report (EICR) at least every five years, or sooner if the last report says so. New tenants get a copy before they move in and existing tenants within 28 days of the inspection. Any remedial work has to be done within 28 days, or sooner if the report says so, and the council can fine you up to £40,000 for a breach.

What is an EICR?

An Electrical Installation Condition Report is a formal inspection and testing of the fixed electrical installation in a property. Fixed means the wiring, sockets, light fittings, fuse boxes, and other permanent electrical components. Appliances you plug in fall outside it.

The inspection must be carried out by a qualified person, which the regulations define as someone competent to inspect and test the installation to the electrical safety standards (BS 7671). Membership of a scheme isn't a legal requirement, but choosing an electrician registered with one, such as NICEIC or NAPIT (or SELECT in Scotland), is an easy way to check competence. They inspect the installation, test its safety, and produce a report detailing any defects or potential dangers.

The EICR is separate from Portable Appliance Testing (PAT), which covers movable appliances. As a landlord, you need an EICR for the property's electrical installation. PAT is not mandatory unless you're running an HMO in some local authority areas, though it's good practice.

The 5-year testing requirement

You must have the electrical installation inspected and tested at least every five years. This applies to all private rented properties in England, Wales, and Scotland.

The five-year clock starts on the date of the inspection, even if the report is issued later. If an EICR is dated 10 January 2026, the next inspection must be completed by 9 January 2031.

You can test more frequently if you choose. Some landlords test every three years to reduce the risk of problems developing between inspections. HMO licences often require more frequent testing, sometimes annually.

You must also obtain an EICR before a new tenancy begins if you don't already have a valid one (less than five years old). You cannot let a property without a current EICR.

What inspectors check

The electrician inspects and tests numerous aspects of the electrical installation. Understanding what they're checking helps you maintain the property between inspections.

Consumer unit (fuse box). Is it the correct type for the property? Does it have RCD protection where required? Are all circuits properly labelled? Is there evidence of overheating or damage?

Earthing and bonding. Is the installation properly earthed? Are supplementary bonds in place where needed, particularly in bathrooms and kitchens? This is essential for preventing electric shock.

Wiring and cables. Are cables the correct rating for the circuits? Is there physical damage to cables? Are cables properly secured and protected? Any signs of overheating or amateur modifications?

Sockets and switches. Are they secure? Any signs of burning or overheating? Correct type for the location (for example, bathroom switches must be pull-cord or outside the room)?

Light fittings. Secure? Correct type for location (bathrooms need IP-rated fittings)? Appropriate for the bulbs used?

Electrical testing. The electrician performs various tests: insulation resistance, earth continuity, polarity, RCD operation, circuit integrity. These tests identify issues not visible during inspection.

The full inspection typically takes 2 to 4 hours for a standard house or flat, longer for larger properties or those with complex installations.

Understanding codes: C1, C2, C3, and FI

The EICR assigns codes to any defects found. Understanding these codes is essential because they determine what action you must take.

C1: Danger present. Risk of injury. Immediate remedial action required. The installation or part of it is dangerous and must be fixed immediately. Do not use the affected circuit until it's repaired.

Examples include exposed live parts, missing earth bonding in bathrooms, or severely damaged cables. C1 issues are rare in maintained properties but require immediate attention when found.

C2: Potentially dangerous. Urgent remedial action required. The defect isn't immediately dangerous but could become so. It requires prompt attention.

Examples include lack of RCD protection on certain circuits, insufficient earthing, damaged sockets, or wiring showing signs of overheating. Most significant issues found in EICRs are C2. You must fix these within 28 days of the inspection, or sooner if the report says so.

C3: Improvement recommended. The installation doesn't meet current standards but isn't dangerous. Improvement would enhance safety but isn't legally required.

Examples include older wiring that works safely but doesn't meet modern standards, or missing labels on the consumer unit. You're not legally required to fix C3 issues immediately, but it's good practice to address them during routine maintenance.

FI: Further Investigation required. The inspector couldn't fully assess something and recommends further specialist investigation. You must have this investigation done within 28 days of the inspection, or sooner if the report says so, to find out whether remedial work is needed.

An EICR is only “satisfactory” if it contains no C1 or C2 codes. If your EICR shows C1 or C2, it's “unsatisfactory” and you must carry out remedial work.

The 28-day rule for providing EICRs to tenants

You must provide a copy of the EICR to each existing tenant within 28 days of the inspection. This deadline is strict and applies to routine renewals during a tenancy.

A new tenant must get a copy of the most recent report before they move in. A prospective tenant who asks for one in writing must get it within 28 days of asking.

You must also provide a copy to the local authority within seven days if they ask for it in writing. This is typically only requested if there's a complaint or investigation, but you need to be able to comply quickly.

Providing the EICR is only half the job. You also need to be able to prove you provided it. Our guide on how to prove tenants received documents explains the evidence you need to create.

Remedial work deadlines

If the EICR identifies C1 or C2 defects, you must complete remedial work within specific timeframes and provide written confirmation to tenants and the council.

C1 defects: Must be fixed immediately. Do not allow use of the affected part of the installation until it's repaired. Arrange emergency electrical work.

C2 defects: Must be fixed within 28 days of the inspection, or sooner if the report says so. If the defect is found during a void period, fix it before a new tenancy begins.

After completing remedial work, get written confirmation from a qualified person that the work is done. Send it, with the original report, to each existing tenant and to the local authority within 28 days of the work being completed. This is usually a completion certificate from the electrician confirming the work was done and tested, or a new EICR showing the defects have been resolved.

If you fail to complete remedial work, you're in breach of the regulations. The local authority can serve a remedial notice requiring you to carry out the work within a specified timeframe, backed by financial penalties of up to £40,000 for continued non-compliance.

Proving you provided the EICR

As well as having an EICR, you need to be able to prove you provided it to your tenants. This matters if there's a complaint, a council investigation or a dispute. It is not a condition for possession under the Renters' Rights Act 2025, but good records help in any hearing.

Weak evidence: Saying you handed it to them or posted it without proof. This is your word against theirs and won't satisfy a court.

Better evidence: Email proof showing you sent the EICR. Save the sent email with the EICR attached. This proves you sent it but doesn't prove the tenant received or opened it.

Best evidence: Digital platforms that track when tenants access documents. A log showing the tenant opened the EICR on a specific date and time is strong proof of delivery.

If using registered post, keep the signed receipt. If using email, enable read receipts where possible. If using a tenant portal or landlord platform, ensure it tracks document access and saves these logs.

Our detailed article on what happens when landlords can't prove tenants received documents shows why this evidence matters in possession claims and disputes.

Cost of EICRs

The cost of an EICR varies by property size and location but typically ranges from £150 to £350 for a standard house or flat.

Factors affecting cost include property size (number of circuits), property age (older properties take longer to inspect), location, and accessibility of the consumer unit and wiring.

This is a recurring cost every five years. Budget for it as part of your property maintenance. If you manage multiple properties, some electricians offer discounts for multiple EICRs.

Don't choose an electrician purely on price. The EICR is a legal compliance document and a safety check. Use a qualified electrician, ideally one registered with a scheme such as NICEIC or NAPIT. Check they carry professional indemnity insurance.

Common EICR issues in rental properties

Certain issues appear frequently in EICRs for rental properties. Being aware of these helps you maintain the property and avoid surprises.

Lack of RCD protection. Modern regulations require RCD (residual current device) protection on most circuits. Older properties often lack this. Upgrading the consumer unit usually resolves it, typically costing £300 to £600.

Missing or inadequate earthing and bonding. Particularly in bathrooms and kitchens. Metal pipes, radiators, and baths need proper bonding. Remedial work is usually straightforward for a qualified electrician.

Damaged sockets or switches. Often caused by tenant use or age. Replace damaged accessories immediately.

Non-compliant DIY work. Previous DIY electrical work done to poor standards. This requires professional correction.

Overloaded circuits. Too many appliances on a single circuit, or inadequate cable sizing for the load. May require additional circuits or upgraded wiring.

Regular maintenance between EICRs helps. Check sockets and switches during routine inspections. Replace damaged items immediately. Don't allow tenants to do electrical work themselves.

EICR vs PAT testing

Landlords sometimes confuse EICRs with PAT testing. They're different and serve different purposes.

EICR: Tests the fixed electrical installation (wiring, sockets, consumer unit, fixed lights). Mandatory every five years for all rented properties.

PAT: Tests portable appliances (kettles, toasters, vacuum cleaners, plug-in lamps). Only mandatory for furnished HMO properties in some areas, though good practice more broadly if you provide appliances.

If you provide a furnished property with appliances, PAT testing is recommended even if not legally required. It demonstrates you've taken reasonable steps to ensure appliance safety.

Record keeping requirements

The regulations say you must keep a copy of each EICR until the next inspection is due, and give a copy to the electrician who does the next one. Keeping them for the tenancy plus at least six years after it ends is sensible, in case of a later dispute. See our guide to landlord record-keeping requirements.

Store EICRs safely. If digital, back them up. If paper, keep them in secure filing. You may need to produce them years later if there's a dispute or investigation.

Also keep records of remedial work, including completion certificates and invoices. If you had to fix C1 or C2 defects, the records prove you completed the work within the required timeframe.

Penalties for non-compliance

Failing to obtain an EICR, failing to provide it to tenants, or failing to complete remedial work can result in significant penalties.

Local authorities can issue financial penalties of up to £40,000 for breaches of electrical safety regulations. The amount depends on the severity of the breach and whether it's a first breach.

An EICR failure does not stop you getting possession. No Section 8 ground under the Renters' Rights Act 2025 depends on having given the tenant an EICR. The financial penalty is the main legal risk, alongside the safety risk to your tenants.

Our landlord compliance checklist covers all mandatory documents including EICRs and how they interact with other requirements.

Your EICR obligations at a glance

EICR requirements are straightforward but strict. You must obtain an electrical inspection report at least every five years from a qualified electrician. You must provide it to existing tenants within 28 days, and to new tenants before they move in. If it identifies C1 or C2 defects, you must fix them within 28 days of the inspection, or sooner if the report says so (treat C1 as urgent), and send written confirmation to tenants and the council.

The compliance step many landlords miss is keeping proof that the tenant received the report. Use methods that create verifiable records: digital platforms with access tracking, emails with read receipts, or registered post with signed receipts.

An EICR is also a safety check that protects your tenants and your property. A serious electrical fault could cause fire, injury, or death. The five-year inspection cycle ensures installations remain safe throughout the tenancy.

Budget for EICRs as a regular cost of being a landlord, and book the next inspection before the current one expires. Keep careful records, including proof that you provided each report to your tenants.

The EICR sits alongside the gas safety record, the EPC and the deposit paperwork. The landlord document compliance guide sets out what each one needs and when.