If you’re a landlord in the UK, you’ve likely heard about the legal requirement to have your rental property’s electrical system inspected. But what exactly does the electrician look at during these electrical safety checks?
This guide breaks down everything you need to know about the landlord electrical safety certificate, from the specific components tested to the fault codes you might see on your report. Whether you’re preparing for your first inspection or trying to understand an unsatisfactory result, you’ll find the practical answers here.
The landlord electrical safety certificate is formally known as an Electrical Installation Condition Report (EICR). This document records the results of a thorough inspection and testing process carried out on the fixed electrical installations in your rental property.
During the inspection, the electrician inspects the following fixed electrical parts:
Portable electrical appliances like kettles, fridges, televisions and washing machines are normally outside the scope of the legal EICR requirement. However, landlords are strongly advised to arrange portable appliance testing (PAT) for any electrical appliances they supply with the property.
The inspection is carried out against BS 7671 (the 18th Edition Wiring Regulations) and must comply with the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Scotland, Wales and Northern Ireland have equivalent electrical safety regulations.
The landlord electrical safety certificate is the Electrical Installation Condition Report (EICR) issued after a qualified electrician completes a full inspection and test of the property’s electrical installations. Think of it as an MOT for your rental property’s electrical system.
In England and Wales, EICRs must generally be carried out at least every 5 years, though the report may specify a shorter interval if the installation’s condition warrants more frequent monitoring. Properties with older wiring or previous issues might require checks every 3 years.
For new-build rental properties or those that have been fully rewired, an Electrical Installation Certificate (EIC) covers the installation for the first 5 years. After this period, you’ll need to arrange an EICR to continue meeting your legal obligations.
The certificate itself is a multi-page technical report, not just a one-page “pass” document. It contains detailed test results, observations and recommendations. Landlords must retain this electrical safety report for the next inspection, as the new inspector will review it to track any ongoing issues.
Routine electrical safety inspections have been mandatory for almost all private rented properties in England since 1 April 2021. Similar duties apply in Scotland, Wales and Northern Ireland under their respective electrical safety standards regulations.
The current regulations require:
For tenancies starting on or after 1 July 2020 in England, a valid electrical safety certificate had to be in place before the tenant moved in. This requirement extended to existing tenancies from 1 April 2021, meaning the regulations now cover virtually all private rented sector properties.
Landlords must meet these document-sharing requirements:
Houses in Multiple Occupation (HMOs) must also comply with these rules and may face additional electrical conditions attached to their licence. This can include more frequent checks or mandatory PAT testing for supplied electrical equipment.
The electrical safety check involves a combination of detailed visual inspection and electrical testing using specialised instruments. The person conducting the inspection must be a qualified and competent electrician with experience in domestic installations.
The following fixed electrical parts should be examined:
ComponentWhat’s CheckedConsumer unit (fuse box)Condition, labelling, RCD/RCBO protectionDistribution boardsConnections, circuit identificationMeter tailsCondition and correct sizingMain switchOperation and accessibilityVisible wiringDamage, deterioration, routingJunction boxesAccessibility and connectionsSockets and switchesPhysical condition, security, polarityCeiling rosesConnections and heat damageLight fittingsEarthing and conditionHard-wired itemsCookers, showers, extractors, immersion heaters
The electrical inspector will specifically look for:
The inspection also covers earthing and bonding arrangements. This includes checking main protective bonding to gas and water services and assessing the suitability of any RCD or RCBO protection installed at the consumer unit.
Location-specific assessments are also carried out. Bathrooms are checked for correct zoning and IP ratings on equipment. Outdoor sockets are examined for weatherproofing. Kitchens are assessed where water and electrics are in close proximity.
Although the electrical safety report is technical in nature, landlords should understand the key tests described below. These checks determine whether your property’s electrical system meets the required electrical safety standards.
Continuity and polarity testing
The inspector verifies that all conductors are correctly connected throughout each circuit. This confirms that live, neutral and earth connections are not reversed at sockets and other outlets – a fault that could cause electric shock or fire hazards.
Insulation resistance testing
High-voltage tests (typically 500V) are applied to check that cable insulation has not broken down over time. Poor insulation is a major cause of electrical shocks and fire hazards in older properties. Results are measured in megohms and compared against minimum acceptable values.
Earth fault loop impedance
This test confirms that circuits will disconnect quickly enough if a fault occurs. The measurements are compared against the maximum values permitted by the wiring regulations to ensure protective devices operate within safe disconnection times.
RCD testing
The inspector uses specialist equipment to trip residual current devices at various fault currents. RCDs must disconnect within specified times (typically 40ms at 5 times rated current) to protect tenants from electric shock. This is especially important for socket circuits that might supply portable equipment used outdoors.
Test result recording
All numerical test results are recorded in the installation condition report EICR. The landlord should receive a clear statement of whether the installation is “satisfactory” or “unsatisfactory” based on these findings.
Observations recorded in the EICR are grouped into standard classification codes. These codes determine whether the safety certificate is acceptable and what remedial work might be needed.
CodeMeaningImpact on CertificateC1Danger presentUnsatisfactoryC2Potentially dangerousUnsatisfactoryFIFurther investigation requiredUnsatisfactoryC3Improvement recommendedSatisfactory (usually)
C1 – Danger present
This code indicates an immediate risk requiring urgent action. Examples include:
Where possible, the competent electrician should make these issues safe during the visit, potentially by isolating the affected circuit.
C2 – Potentially dangerous
This indicates a serious defect that requires remedial work but isn’t causing immediate danger. Typical C2 issues include:
FI – Further investigation required
This code applies when the inspector suspects a fault but cannot fully confirm it during the original visit. Situations triggering an FI code include:
C3 – Improvement recommended
This code covers items that don’t make the installation automatically unsatisfactory. Examples include:
Impact on your certificate
Any C1, C2 or FI code normally results in an “unsatisfactory” outcome. This means the landlord cannot rely on the certificate until remedial work is completed and confirmed in writing.
The legal requirement under current regulations focuses on the fixed electrical installation, not portable or movable appliances belonging to tenants or supplied by landlords.
Items classed as portable appliances include:
There is no general legal duty to carry out portable appliance testing on these items. However, landlords must still ensure any electrical appliances they supply are safe for tenant use. Under general landlord duties, you could face liability if a tenant is injured by faulty equipment you provided.
Annual or biannual PAT testing is widely recommended for landlord-supplied appliances, particularly in:
Results should be recorded on a simple asset log with test dates and outcomes.
Key distinction:
RequirementTypeLegal StatusEICR for fixed wiringFixed electrical installationsMandatory every 5 yearsPAT for plug-in itemsPortable appliancesRecommended best practice
An EICR can return an unsatisfactory result even while the property is occupied and tenants are living there. When this happens, the landlord fails to meet their legal obligations until the issues are resolved.
The remedial work timeline is as follows:
Once the registered electrician completes the repairs, they should provide written confirmation of the work carried out. This typically takes the form of:
Landlords must supply tenants and the local authority (if they requested the original report) with this written confirmation within 28 days of completion.
Consequences for non-compliance:
Local authorities have significant enforcement powers:
A 2023 NRLA report highlighted landlords facing substantial fines after tenant complaints triggered local authority inspections revealing C1 defects like exposed live wires. Recent audits suggest around 25% of EICRs return unsatisfactory results, so these scenarios are far from rare.
Landlords are not expected to force entry to properties, but must demonstrate they have genuinely tried to arrange access for electrical inspections.
What counts as “reasonable steps”:
From late 2025 in some jurisdictions, documented reasonable efforts may provide a full defence against penalties where tenants repeatedly refuse access despite proper notice.
Evidence landlords should retain includes:
The regulations require a properly qualified person to carry out EICRs, not a general handyman or DIY enthusiast. Choosing the wrong inspector could invalidate your report.
A competent person should meet these criteria:
Checking credentials:
Verify that your chosen inspector is registered with a recognised competent person scheme:
You can verify registration numbers online through each scheme’s website. This confirms the electrician is authorised to self-certify their work and issue valid certificates.
Insurance requirements:
Before booking, ask for proof of:
Comparing quotes effectively:
When getting prices (typically £200-£500 for a standard property), compare:
FactorWhat to CheckScopeNumber of circuits includedExclusionsAny areas or items not coveredReport formatFull EICR with test resultsRemedial optionsWhether they can quote for repairsTimelineAvailability and report turnaround
The cheapest quote isn’t always best value if it excludes circuits or takes weeks to deliver the report.
A little preparation can shorten inspection time, reduce disruption for tenants and help you avoid unexpected problems on the day.
Before the inspection:
Tenant communication:
Record keeping:
Keep a digital folder containing:
This ensures you can respond quickly to requests from local authorities, mortgage lenders or letting agents.
Planning ahead:
Getting your electrical safety obligations right isn’t just about compliance. It protects tenants from potential hazards like electric shock and fire, protects your investment from damage, and protects you from penalties that can reach £30,000.
If you haven’t checked when your current certificate expires, now is the time to find out. Schedule your next EICR with a registered electrician, keep your records organised, and you’ll stay on the right side of the regulations with minimal stress.
