For UK landlords, ensuring the safety of tenants is not just a moral obligation but a legal requirement. At the forefront of these safety measures is the landlord electrical safety certificate, a critical document that verifies the safety of all electrical installations in a rental property. With regulations becoming increasingly stringent in 2025, understanding your obligations regarding electrical safety checks has never been more important.
Failure to comply with electrical safety compliance standards can result in substantial fines, legal action, and in worst-case scenarios, put tenants at risk of electrical accidents that could have been prevented. Whether you’re a seasoned property owner or new to the rental market, navigating the complexities of the EICR certificate (Gov Uk) requirements is essential for maintaining your property’s legal status and protecting your investment.
This comprehensive guide will walk you through everything you need to know about landlord electrical safety certificates in the UK for 2025, from legal requirements and costs to inspection checklists and renewal procedures.
Table of Contents
What is a Landlord Electrical Safety Certificate?
A landlord electrical certificate, officially known as an Electrical Installation Condition Report (EICR), is a formal document that certifies the safety of all fixed electrical installations within a rental property. These installations include house wiring, socket outlets, light fittings, consumer units (fuse boxes), and all other permanent electrical equipment within the property.
The EICR report is issued by a qualified electrician following a thorough inspection of the property’s electrical systems. The inspection identifies any potential hazards or defects that could pose risks to the property’s occupants. The report classifies issues according to their severity, with code C1 indicating immediate danger requiring urgent attention, C2 signifying potentially dangerous conditions, and C3 highlighting areas where improvement is recommended but not required.
The primary purpose of the electrical safety inspection report is to ensure that electrical safety standards in rental properties are maintained at the highest level. This protects tenants from electrical hazards such as electric shocks, electrical fires, and other safety issues that could arise from faulty electrical installations.
Unlike gas safety certificates which have been mandatory for years, electrical safety certificates became a legal requirement more recently, with regulations being rolled out across different parts of the UK at different times. As of 2025, these regulations have been firmly established across England, Scotland, Wales, and Northern Ireland, though with some regional variations that landlords must be aware of.
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Legal Requirements in the UK
Understanding the electrical safety certificate legal requirements is crucial for landlords across the UK. While the fundamental principles remain consistent, there are important regional variations in how the electrical safety certificate law is implemented.
England
In England, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 mandate that:
- All privately rented properties must have an EICR conducted by a qualified electrician
- The first inspection must be completed before a new tenancy begins
- For existing tenancies, an inspection was required by April 1, 2021
- Inspections must be repeated every five years, or more frequently if the previous report recommends it
- Landlords must provide a copy of the EICR to existing tenants within 28 days of the inspection
- New tenants must receive a copy before they occupy the property
- If local authorities request the document, landlords must supply it within 7 days
Any remedial work identified in the report must be carried out by a qualified person within 28 days, or less if specified in the report. After completion of the work, the landlord must obtain written confirmation that the work has been completed and supply this to tenants and local authorities.
Scotland
Scottish electrical safety inspection regulations are governed by the Housing (Scotland) Act 2014, which stipulates:
- Landlords must ensure that electrical safety inspections are carried out every five years
- Inspections must cover both the electrical installation and any appliances provided by the landlord
- The inspection must be carried out by a competent person (a registered electrician)
- Records of these inspections must be provided to tenants
- New tenants must receive a copy of the most recent electrical safety certificate before their tenancy begins
Scottish regulations specifically include portable appliance testing (PAT) for any electrical appliances provided by the landlord, which is not explicitly required in the English regulations.
Wales
In Wales, the Renting Homes (Wales) Act 2016, which came into full effect more recently, requires:
- Landlords to ensure electrical installations are safe at the start of the tenancy and maintained in safe condition throughout
- Regular electrical safety inspections must be carried out
- As with England, a five-year cycle for inspections is the standard requirement
- Landlords must provide tenants with evidence that electrical safety duties have been complied with
The Welsh government has aligned many of its electrical safety certificate requirements with those in England to maintain consistency across borders.
Northern Ireland
Northern Ireland’s approach to electrical safety in rental properties is governed by the Private Tenancies (Northern Ireland) Order 2006, which:
- Requires landlords to ensure that electrical installations in rented properties are safe
- Follows the five-year inspection cycle that has become standard across the UK
- Mandates that inspections must be carried out by competent persons
While the legal framework may differ slightly from other UK regions, the practical requirements for Northern Irish landlords align with those across the rest of the UK.
How Often Do You Need an EICR?
Understanding the frequency of electrical safety certificate renewal is essential for maintaining compliance with UK regulations. The standard requirement across the UK is that an EICR should be conducted at least every five years. However, there are several important considerations regarding electrical safety inspection frequency that landlords should be aware of:
Standard Five-Year Cycle
The five-year renewal cycle is the maximum period allowed between inspections for most residential rental properties. This timeline applies to:
- Houses and flats let to single families
- Houses in Multiple Occupation (HMOs) in most areas
- Standard assured shorthold tenancies
Circumstances Requiring More Frequent Inspections
There are several situations where more frequent inspections may be necessary:
- Previous Inspection Recommendations: If the previous EICR recommended a shorter inspection interval due to potential concerns, landlords must adhere to this recommendation.
- Property Age: Older properties, particularly those with dated electrical systems, may require more frequent inspections. Buildings over 40 years old with original wiring often benefit from three-year inspection cycles.
- Property Type: HMOs in some local authority areas are subject to more stringent requirements, with some councils mandating checks every 2-3 years.
- Environmental Factors: Properties in areas with high humidity, salt air (coastal locations), or excessive dust may experience accelerated deterioration of electrical components, necessitating more frequent checks.
- High Tenant Turnover: Properties with frequent tenant changes may benefit from inspections between tenancies to ensure systems remain compliant.
New Build Properties
For newly constructed properties, the situation is slightly different:
- New build properties should have an Electrical Installation Certificate (EIC) rather than an EICR when first completed
- The first EICR would typically be required five years after construction
- The EIC from construction should be passed to the first landlord if the property is sold within this five-year period
Change of Tenancy
When a new tenancy begins:
- Landlords must ensure a valid EICR is in place before the new tenants move in
- If the existing EICR is still valid (within the five-year period) and no significant changes have been made to the electrical installation, a new inspection is not typically required
- However, some landlords opt for a new inspection between tenancies for peace of mind and to protect against potential liability
Record-Keeping Best Practices
To maintain compliance with electrical safety certificate renewal requirements:
- Keep digital and physical copies of all EICRs
- Set calendar reminders for renewal dates at least three months in advance
- Document any remedial work carried out following inspections
- Consider creating a property-specific electrical safety file that includes all relevant certificates and maintenance records
By understanding and adhering to these electrical safety inspection frequency guidelines, landlords can ensure they remain compliant with regulations while maintaining safe properties for their tenants.
Cost of Landlord Electrical Safety Certificates
The electrical safety certificate cost is an important consideration for landlords budgeting for property maintenance. Prices can vary significantly based on several factors, and understanding these variations can help landlords plan accordingly.
Average Cost Ranges for 2025
Current EICR pricing UK trends for 2025 show the following typical ranges:
- Studio/1-bedroom flat: £120-£180
- 2-bedroom flat: £150-£210
- 3-bedroom house: £180-£270
- 4-bedroom house: £220-£320
- 5+ bedroom house: £280-£400
- HMOs: Starting from £250, increasing based on size and complexity
These prices represent the inspection and certification only. Any remedial work identified during the inspection will incur additional costs.
Factors Affecting Cost
Several factors can influence the cost of an EICR:
1. Property Size and Type
Larger properties with more rooms naturally require more time to inspect, as there are more circuits, outlets, and fixtures to test. Similarly, properties with complex electrical systems, such as those with multiple consumer units or properties that have been extensively renovated or extended, may cost more to inspect.
2. Geographical Location
As with most services, there are regional price variations. London and the South East typically command premium prices, with costs often 15-30% higher than the national average. Rural locations might also see higher prices due to travel time for qualified electricians.
3. Electrician’s Qualifications and Experience
Electricians with higher qualifications or specialized experience may charge more, but often provide more thorough inspections. Always ensure your electrician is properly qualified and registered with a recognized body such as NICEIC, ELECSA, or NAPIT.
4. Property Condition and Age
Older properties or those with outdated electrical systems typically take longer to inspect thoroughly, which can increase costs. Properties that have undergone multiple electrical modifications over the years may also require more extensive testing.
5. Urgency
If you require a rushed inspection (for example, to meet a tight deadline for a new tenancy), expect to pay a premium for expedited service.
Hidden Costs to Consider
When budgeting for an electrical safety certificate cost, be aware of potential additional expenses:
1. Remedial Work
The most significant potential cost comes from addressing issues identified during the inspection. Common remedial works include:
- Replacing outdated consumer units: £350-£550
- Updating earthing arrangements: £120-£300
- Replacing damaged sockets or switches: £40-£80 per unit
- Rewiring (partial or complete): £1,500-£8,000+ depending on property size
- Installing additional RCD protection: £200-£400
2. Re-inspection Fees
If significant remedial work is required, a follow-up inspection may be necessary to confirm the issues have been resolved, which can cost between £80-£150.
3. Certificate Administration
Some companies charge additional fees for providing extra copies of certificates or for sending them to multiple parties (tenants, letting agents, etc.).
Cost-Saving Tips
While never compromising on safety or certification quality, landlords can manage costs by:
- Planning ahead: Avoid rush fees by scheduling inspections well before certificates expire.
- Bundle properties: Landlords with multiple properties may negotiate discounts for bulk inspections.
- Maintain regularly: Regular electrical maintenance between formal inspections can reduce the likelihood of costly remedial work.
- Compare quotes: Obtain at least three quotes from qualified electricians, but be wary of prices that seem too good to be true, as these may indicate corners being cut.
- Ask for detailed quotes: Ensure quotes specify exactly what’s included to avoid unexpected additional charges.
Remember that while cost is important, the primary consideration should be obtaining a thorough, accurate inspection from a qualified professional. Cutting corners on electrical safety inspections can lead to significantly higher costs in the long run, both financial and in terms of tenant safety.
What’s Included in the Inspection?
Understanding what’s covered in an electrical safety inspection checklist helps landlords prepare for the inspection and ensures they’re receiving a thorough service. A comprehensive EICR involves examining all aspects of the property’s fixed electrical installations to identify any potential electrical wiring faults, socket safety issues, or other electrical hazards.
Pre-Inspection Preparation
Before the inspection begins, the electrician will typically:
- Discuss the property’s electrical history with the landlord, including any known issues or recent work
- Review any previous electrical certificates or reports
- Confirm access to all areas of the property, including loft spaces, outbuildings, and garages where electrical installations might be present
- Request that electrical appliances be unplugged to facilitate testing of sockets
Consumer Unit (Fuse Box) Assessment
The fuse box check is a critical component of the inspection, examining:
- Overall condition and age of the consumer unit
- Presence and functionality of residual current devices (RCDs)
- Correct rating of circuit breakers and fuses
- Proper labeling of circuits
- Signs of overheating or damage
- Adequacy of earthing and bonding connections
- Compliance with current regulations regarding consumer unit enclosures (metal vs. plastic)
Wiring Inspection
The electrician will assess the property’s wiring systems, checking for:
- Age and condition of wiring
- Appropriate cable sizes for circuits
- Signs of damage, wear, or deterioration
- Overheating indicators
- Proper connections and terminations
- Adequate protection against mechanical damage
- Appropriate insulation and sheathing
This often involves inspecting accessible wiring in loft spaces, under floorboards (where reasonably accessible), and within consumer units.
Socket and Switch Testing
Socket safety testing includes:
- Physical condition of all socket outlets
- Secure mounting to walls/surfaces
- Correct polarity
- Proper earthing
- Functionality testing
- Signs of overheating or damage
- Appropriate positioning (including adequate distances from water sources)
Similar checks are performed on all light switches and fixed electrical controls.
Fixed Electrical Appliances and Installations
The inspection covers all fixed electrical equipment, including:
- Electric showers
- Immersion heaters
- Built-in electric ovens and hobs
- Hardwired smoke and carbon monoxide detectors
- Security systems
- Fixed heating systems
- Extractor fans
- External lighting and power points
Earthing and Bonding Verification
The electrician will verify:
- Main earthing terminal condition and connections
- Equipotential bonding to gas, water, and other services
- Appropriate sizing of earthing conductors
- Earthing effectiveness through measurement
Special Locations Assessment
Extra attention is paid to:
- Bathrooms and shower rooms (including zones and IP ratings)
- Kitchens (focusing on proximity of electrical equipment to water sources)
- External installations (checking weatherproofing and appropriate ratings)
- Pools, hot tubs, or garden features with electrical components
Testing Procedures
Beyond visual inspections, the electrician will conduct several technical tests:
- Insulation Resistance Testing: Measures the resistance between live conductors and earth to identify deteriorating insulation.
- Earth Continuity Testing: Ensures all earthing conductors provide a continuous path.
- RCD Testing: Verifies that RCDs trip within the required time frame when faults occur.
- Polarity Testing: Confirms that connections are correctly wired with live, neutral, and earth in the proper terminals.
- Earth Fault Loop Impedance Testing: Measures the impedance of the earth fault path to ensure circuit protective devices will operate correctly.
- Prospective Fault Current Measurement: Determines the maximum current that would flow during a short circuit.
Documentation and Classification
Following the inspection, the electrician classifies any identified issues according to their severity:
- Code C1 (Danger Present): Immediate risk requiring urgent attention. The electrical installation is deemed unsafe for continued use.
- Code C2 (Potentially Dangerous): While not presenting an immediate danger, these issues could become hazardous and require urgent remedial work.
- Code C3 (Improvement Recommended): Not dangerous but improvements would enhance electrical safety.
- FI (Further Investigation Required): Issues that cannot be fully assessed without additional investigation.
The comprehensive nature of this electrical safety inspection checklist ensures that all aspects of a property’s electrical system are thoroughly examined, providing landlords with a clear understanding of the safety status of their rental properties and any actions required to maintain compliance with current regulations.
How to Get an Electrical Safety Certificate
Obtaining a landlord electrical safety certificate involves several steps, from finding a qualified professional to understanding what happens during and after the inspection. Following this process correctly ensures compliance with electrical safety certificate requirements and protects both landlords and tenants.
Finding a Qualified Electrician
The first and most crucial step is hiring a properly qualified electrician who can legally issue an EICR:
- Check for proper qualifications: The electrician must be competent to carry out the inspection and testing. Look for professionals registered with recognized governing bodies such as:
- NICEIC (National Inspection Council for Electrical Installation Contracting)
- ELECSA
- NAPIT (National Association of Professional Inspectors and Testers)
- ECA (Electrical Contractors’ Association)
- Verify experience: Ideally, choose an electrician with specific experience in conducting EICRs for rental properties, as they’ll be familiar with landlord-specific requirements.
- Request credentials: Don’t hesitate to ask for:
- Registration numbers with governing bodies
- Insurance details (including professional indemnity insurance)
- Examples of previous EICR reports they’ve produced
- Source recommendations: Consider seeking recommendations from:
- Other landlords
- Letting agents
- Property management companies
- Landlord associations
Booking the Inspection
Once you’ve identified a suitable electrician:
- Schedule in advance: Book the inspection at least 2-3 months before you need the certificate, especially if you’re approaching the five-year renewal deadline.
- Provide property details: Be prepared to share:
- Property size and type
- Age of the property
- Any known electrical issues
- Details of any recent electrical work
- Access arrangements (if tenants are in situ)
- Prepare for the visit: Ensure the electrician will have:
- Access to all rooms and areas containing electrical installations
- Entry to loft spaces, cupboards, and outbuildings
- Clear access to the consumer unit (fuse box)
- Any previous electrical certification or documentation
During the Inspection
Understanding what happens during the inspection helps prepare both landlords and tenants:
- Duration: Depending on property size, inspections typically take between 3-5 hours.
- Disruption: Be aware that:
- Power will need to be turned off periodically during testing
- Multiple circuits will be tested
- Access to all areas of the property is required
- Some floor coverings or panels may need to be lifted
- Tenant communication: If the property is occupied:
- Provide tenants with adequate notice (at least 24 hours, but preferably a week)
- Explain the process and necessary power interruptions
- Consider scheduling during hours that minimize disruption
After the Inspection
Following the inspection, the certificate process UK continues with these steps:
- Receiving the report: You should receive your EICR within a few working days. This document will:
- Detail the condition of the electrical installation
- List any defects found, categorized by their severity (C1, C2, C3, or FI)
- Recommend remedial work needed
- Specify a date for the next inspection
- Addressing defects: If the report identifies issues:
- C1 and C2 defects must be remedied within 28 days (or less if specified)
- Arrange for the same electrician or another qualified professional to carry out the work
- Obtain written confirmation once remedial work is complete
- Re-inspection: If significant remedial work was required:
- A follow-up inspection may be necessary
- A new certificate or written confirmation should be issued showing the property is now compliant
Distribution Requirements
Once you have a satisfactory EICR:
- Tenant copies: Provide a copy of the EICR to:
- Current tenants within 28 days of the inspection
- New tenants before they move in
- Prospective tenants within 28 days of a request
- Local authority requirements: Be prepared to:
- Submit the EICR to local authorities within 7 days if requested
- Provide written confirmation of completed remedial works
Record Keeping
Maintain comprehensive records of the certificate process UK:
- Store documentation: Keep copies of:
- The complete EICR
- Any certificates for remedial work
- Receipts and invoices
- Communication with electricians and tenants regarding electrical safety
- Digital backup: Consider scanning all documentation for electronic backup:
- Cloud storage solutions provide secure offsite backup
- Digital copies can be easily forwarded to tenants, agents, or authorities when needed
- Renewal tracking: Create a system to track renewal dates:
- Calendar reminders at least three months before expiration
- Property management software can often help track certification expiry dates
By following these steps, landlords can ensure they meet all electrical safety certificate requirements while maintaining the safety of their rental properties and protecting their investments from potential compliance issues.
Penalties for Non-Compliance
Failing to comply with electrical safety regulations can result in significant consequences for landlords. Understanding the potential electrical safety certificate penalty structure is essential for appreciating the importance of maintaining valid certification.
Financial Penalties
Local authorities have substantial powers to enforce compliance through financial penalties:
- Fixed Penalty Notices: Local authorities can issue civil penalties of up to £30,000 for non-compliance with electrical safety standards. The specific amount is determined based on:
- The severity of the breach
- The landlord’s history of compliance
- The potential harm to tenants
- Any financial benefit the landlord may have gained from non-compliance
- Multiple Properties: Landlords should be aware that penalties can be applied per property and per breach, meaning those with multiple properties could face multiple fines.
- Escalating Fines: Repeat offenders may face escalating penalties, with subsequent breaches resulting in higher fines than first-time violations.
Remedial Action by Local Authorities
Beyond financial penalties, local authorities have powers to intervene directly:
- Remedial Notices: If a landlord fails to comply with electrical safety requirements, the local authority can issue a remedial notice requiring specific actions to be taken within 28 days.
- Direct Remedial Action: If the landlord fails to comply with a remedial notice, the local authority can:
- Enter the property (with tenant consent or a warrant)
- Arrange for necessary remedial work to be carried out
- Recover all reasonable costs from the landlord
This means landlords could end up paying not only for the work but also for administrative costs associated with the local authority’s intervention.
Impact on Eviction Proceedings
Non-compliance with electrical safety regulations can significantly impact a landlord’s ability to regain possession of their property:
- Section 21 Notices: Landlords cannot serve a valid Section 21 notice (no-fault eviction) if they have not provided tenants with a valid EICR. This effectively prevents landlords from evicting tenants until they comply with electrical safety requirements.
- Court Proceedings: Even if eviction proceedings have begun, evidence of non-compliance with electrical safety regulations can be used by tenants to challenge the validity of eviction notices.
Landlord Liability and Insurance Implications
Beyond regulatory penalties, non-compliance creates significant landlord liability issues:
- Civil Claims: In the event of injury or damage resulting from electrical faults in a property without a valid EICR, landlords may face:
- Personal injury claims from tenants or visitors
- Property damage claims
- Potential legal costs and compensation payments
- Insurance Invalidation: Most landlord insurance policies require compliance with all statutory regulations. Non-compliance with electrical safety regulations can:
- Invalidate property insurance
- Void liability coverage
- Lead to rejected claims related to electrical incidents
- Result in difficulty obtaining insurance coverage in the future
Reputational Damage
The impact extends beyond immediate financial penalties:
- Tenant Review Platforms: Non-compliant landlords may receive negative reviews on rental platforms.
- Local Authority Databases: Some local authorities maintain databases of landlords who have breached regulations, which can be accessed by prospective tenants.
- Difficulty Attracting Quality Tenants: A reputation for cutting corners on safety can make it harder to attract reliable, long-term tenants.
Criminal Prosecution
In the most serious cases, particularly where there is willful neglect of tenant safety regulations:
- Health and Safety Offenses: Landlords can face prosecution under the Health and Safety at Work Act if negligence regarding electrical safety leads to serious injury or death.
- Manslaughter Charges: In extreme cases where deaths occur due to negligent electrical safety practices, landlords could potentially face manslaughter charges.
Enforcement Process
Understanding how enforcement typically works can help landlords appreciate the escalating nature of consequences:
- Initial Inspection: Local authorities may inspect properties based on tenant complaints or random checks.
- Informal Action: Often, authorities will first write to landlords informing them of their obligations and requesting compliance within a reasonable timeframe.
- Formal Notice: If informal action doesn’t result in compliance, a formal improvement notice will be issued with specific requirements and deadlines.
- Penalty Notice: Failure to comply with the improvement notice will result in financial penalties.
- Prosecution: Continued non-compliance or serious breaches may lead to prosecution.
By understanding these potential penalties, landlords can better appreciate the importance of maintaining valid electrical safety certification for their properties, not just as a legal requirement but as an essential aspect of responsible property management and tenant protection.
FAQs About Landlord Electrical Safety Certificates
Is an EICR mandatory for all rental properties in the UK?
Yes, as of 2025, Electrical Installation Condition Reports (EICRs) are mandatory for all privately rented properties across the UK. The regulations were implemented at different times across the four nations, but all now require landlords to have valid electrical safety certificates. This includes single-family homes, flats, HMOs, and all other private rental accommodations. The only exceptions are some very specific categories such as certain social housing properties, long leases exceeding 7 years, and some student accommodations owned by educational institutions.
Who pays for the electrical safety certificate – landlord or tenant?
The landlord is legally responsible for paying for the electrical safety certificate and any necessary remedial work identified during the inspection. This cost cannot be directly passed on to tenants as a separate charge or fee. While landlords may factor these costs into their overall rental calculations when setting rent levels, the specific expense of obtaining and maintaining the EICR is the landlord’s responsibility as part of their legal obligation to maintain safe housing standards.
Can I do the electrical safety inspection myself if I have some electrical knowledge?
No, landlords cannot conduct electrical safety inspections themselves, regardless of their electrical knowledge or experience. The regulations specifically require that inspections be carried out by a “qualified person” – defined as someone with the appropriate competence and experience to conduct electrical inspections and testing. This typically means a registered electrician who:
- Holds appropriate qualifications (such as City & Guilds 2391 or 2394/2395)
- Is registered with a recognized certification body (such as NICEIC, ELECSA, or NAPIT)
- Has specific experience in conducting electrical condition reports
Self-certification by landlords, even those with electrical training, is not accepted under the current regulations.
What happens if my property fails the electrical safety inspection?
If your property fails the electrical safety inspection, the EICR will identify issues categorized as:
- C1: Danger present, risk of injury, immediate action required
- C2: Potentially dangerous, urgent remedial action needed
- FI: Further investigation required without delay
When C1, C2, or FI codes appear on your report:
- You must arrange for remedial work to be completed within 28 days (or less if specified in the report)
- After repairs, you need to obtain written confirmation that the work has been completed and the property now meets standards
- This confirmation must be provided to tenants and the local authority if they’ve requested it
- In some cases, a complete reinspection and new EICR may be necessary depending on the extent of remedial work
Until the identified issues are resolved, the property technically fails to meet legal standards for electrical safety. Continuing to rent a property with known C1 or C2 hazards could result in penalties and increased liability.
Do I need a new certificate between tenancies?
You don’t necessarily need a new certificate between tenancies if your existing EICR is still valid (within the five-year period) and no significant changes have been made to the electrical installation. However:
- You must provide the existing valid certificate to new tenants before they move in
- If the previous inspection was close to its expiry date, it might be prudent to arrange a new inspection
- If you’ve made any significant changes to the electrical system since the last inspection, a new EICR would be required
Some landlords choose to conduct a new inspection between tenancies regardless, as it provides assurance that the property is safe following the previous tenancy and protects against potential liability issues.
What’s the difference between an EICR and PAT testing?
The EICR (Electrical Installation Condition Report) and PAT (Portable Appliance Testing) serve different purposes:
EICR:
- Covers the fixed electrical installation (wiring, consumer units, sockets, light fittings)
- Is legally required for all rental properties
- Needs to be conducted every five years (or more frequently if specified)
- Must be performed by a qualified electrician
PAT Testing:
- Covers movable electrical appliances provided by the landlord (refrigerators, washing machines, kettles, etc.)
- Is explicitly required by law only in Scotland (for rental properties)
- Is recommended every 1-2 years depending on the appliance type
- Can be conducted by someone with appropriate PAT testing qualifications (not necessarily a full electrician)
In England, Wales, and Northern Ireland, while PAT testing isn’t explicitly mandated, landlords still have a general duty to ensure any appliances they provide are safe, making PAT testing a practical way to demonstrate compliance with this broader obligation.
Does my property need to meet the latest electrical regulations to pass?
No, your property doesn’t need to be upgraded to the latest electrical regulations to pass an EICR, provided the existing installation is safe. Electrical installations are assessed against the regulations that were in force when they were installed, with consideration for:
- Safety: The primary concern is that the installation is safe, regardless of age
- Departures from current standards: The inspector will note where the installation departs from current regulations but will only classify these as requiring remedial work if they present a safety risk
- Material alterations: If parts of the system have been modified or extended, those specific elements would need to comply with the regulations in force at the time of modification
This approach is known as “compliance with regulations in force at the time of installation,” meaning older properties aren’t automatically required to undergo complete rewiring simply because regulations have changed, unless safety issues are identified.
What areas of my property will be inspected?
The inspection covers all fixed electrical parts of the property, including:
- Consumer unit/fuse box
- All wiring systems accessible without significant disruption (within reason)
- Light fittings and switches
- Socket outlets
- Fixed electrical appliances (electric showers, hardwired cookers, etc.)
- Earthing and bonding systems
- External electrical installations (outdoor lighting, power points)
- Accessible wiring in loft spaces and under floorboards (where reasonable access exists)
- Electrical installations in outbuildings connected to the main supply
- Special installations such as swimming pool equipment, garden lighting systems, or electric gates
The inspection will not typically include:
- Dismantling of fixed installations where this would cause damage
- Moving heavy furniture unless absolutely necessary
- Testing of portable appliances (unless PAT testing is specifically arranged)
- Lifting of fitted carpets or floorboards unless there’s specific reason for concern
Can my property be exempt from needing an electrical safety certificate?
Very few exemptions exist for private rental properties. As of 2025, exemptions are limited to:
- Social housing properties (though many social landlords voluntarily apply the same standards)
- Lodgers living with the landlord in the landlord’s main residence
- Long leases exceeding 7 years that are more akin to ownership than rental
- Some student accommodations owned and managed directly by educational institutions
- Care homes, hospitals, and hospices which are regulated by other specific safety legislation
Even properties that were previously exempt under older regulations are now generally required to have valid EICRs. When in doubt, landlords should assume their property requires certification rather than risking non-compliance penalties.
How do I verify if an electrician is qualified to issue an EICR?
To verify an electrician’s qualifications to issue valid EICRs:
- Check their registration with recognized governing bodies:
- Search the NICEIC, ELECSA, or NAPIT registers online using the electrician’s registration number
- Verify they’re specifically approved for inspection and testing work, not just installation
- Ask for their specific qualifications:
- City & Guilds 2391 (Inspection, Testing and Certification)
- City & Guilds 2394/2395 (Initial Verification and Periodic Inspection)
- Level 3 Award in the
