What the law actually requires
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 apply to almost every private tenancy in England. They require the fixed electrical installation to be inspected and tested at least every five years by a qualified person, and for the resulting report to be acted on.
The dates matter, because a lot of landlords are unaware their first cycle has come round:
- New tenancies from 1 July 2020
- All existing tenancies from 1 April 2021
- Which means a very large number of properties fell due during 2026
What you have to do with the report
- Give a copy to existing tenants within 28 days of the inspection
- Give a copy to any new tenant before they occupy the property
- Supply it to the local authority within seven days of a written request
- Keep it and hand it to whoever carries out the next inspection
- If the report is unsatisfactory, complete the remedial work within 28 days — or sooner if the report says so — and obtain written confirmation it has been done
Local authorities can impose financial penalties for non-compliance. We are electricians rather than solicitors, so take advice on your own position, but the requirement itself is not ambiguous.
What makes a report fail
Every observation on the report carries a code, and the codes decide whether it comes back satisfactory.
A risk of injury exists right now. We make it safe before leaving and tell you what we've done.
Not an immediate risk, but it could become one. Needs putting right without delay.
Something that couldn't be fully assessed on the day and needs looking into properly.
Not unsafe and not a failure. Worth doing, but the report still passes with these on it.
C1, C2 or FI make the report unsatisfactory and start the 28-day clock. C3 items on their own do not — the report still passes. It is worth knowing, because being told otherwise is an easy way to be sold work you do not need.
How we handle rental properties
Rental work has a different rhythm to owner-occupied work. Tenants are at work, agents are slow, and you are usually trying to line up several things at once.
- We can arrange access with the tenant directly rather than going through you
- Portfolios in the same area get scheduled together to keep the cost down
- Reports come back as a PDF you can forward straight to a tenant or the council
- Remedial work is quoted itemised, so you can approve some of it and not the rest
- Where a C1 is found we make it safe on the day and tell you what has been done
We have looked after rental properties for local landlords for the best part of two decades. If you have a handful of houses and a five-year cycle to keep on top of, it is a great deal easier when the same firm knows the installations.
What a landlord EICR costs
The same guide applies as for any other property, because it's the same inspection:
We are not VAT registered, so there is nothing to add to these figures.
Larger properties, several consumer units or a lot of circuits push it up. Several properties booked together bring the price per property down.
A word of caution on price. Since EICRs became a legal requirement for rented homes, a great many very cheap reports have appeared. A proper inspection takes time, and when the price is driven far enough down, testing gets shortened and defects get missed.
As the landlord, you are the one relying on that report — both for your tenants' safety and for your own position if it is ever questioned. It is worth asking any contractor what their inspection actually includes rather than comparing figures alone.
A note on letting agents
We work directly with landlords by preference. Agents are welcome to book, but the relationship works best when the person paying is the person we are talking to — it avoids the situation where an instruction arrives with a price attached that nobody has agreed.
If you manage a small portfolio yourself, that is exactly the sort of work we like.
Common questions
How much does a landlord EICR cost?
As a guide, around £180 for a one-bedroom flat and around £240 for a typical three or four bedroom house. It depends on the number of circuits and consumer units rather than the address. Several properties booked together works out cheaper per property.
How often do I need one?
At least every five years, or at the start of a new tenancy if that comes sooner. If the report itself specifies a shorter interval, that shorter interval applies.
What happens if my report is unsatisfactory?
You have 28 days from the inspection to complete the remedial work, or less if the report specifies. You then need written confirmation the work has been done, which we provide.
Does it cover the appliances I supply?
No. The EICR covers the fixed installation. Appliances you provide — white goods, kettles, lamps — are covered by PAT testing, which is a separate job we can do at the same visit.
Can you deal with the tenant directly?
Yes, and it's usually quicker. Give us a contact number and we'll arrange access without going back and forth through you.
Do I need one for a holiday let or an HMO?
The rules differ by property type and licensing scheme, and HMOs have had electrical inspection requirements for longer. Ring and describe the property and we'll tell you what applies.
Can you do several properties at once?
Yes. If they're in the same area we schedule them together, which usually brings the price per property down.
