EICR rules for landlords in England: the 5-year law explained

In England, a private landlord must have an EICR carried out at least every five years, give the tenant a copy, and fix anything coded C1, C2 or FI within 28 days. The rules come from the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, and local authorities can fine up to £30,000 for breaches.

What the law actually requires

• An inspection at least every 5 years — or more often if the report says so.
• A copy to the tenant. Existing tenants within 28 days of the inspection; new tenants before they move in; a prospective tenant within 28 days of asking.
• A copy to the local authority within 7 days if they request it.
• Remedial work within 28 days (or sooner if the report specifies), with written confirmation to the tenant — and the local authority — that it’s done.

When does a report count as failed?

A report is unsatisfactory if it contains any C1, C2 or FI observation. Those are the codes that trigger the 28-day clock. A report with only C3 (“improvement recommended”) observations is satisfactory — the improvements are advisory, not a legal deadline. A common landlord misunderstanding is treating a C3 as failed work; it isn’t.

Does a new tenancy reset the clock?

No. The five-year cycle runs from the date of the last satisfactory report, not from each new tenancy. You don’t need a fresh EICR every time a tenant changes — you need a valid one in date, and the new tenant given a copy before they move in.

What about Wales, Scotland and Northern Ireland?

This is England’s regime. Scotland requires an electrical safety inspection at least every five years under the Repairing Standard. Wales brought in a comparable five-yearly EICR requirement under the Renting Homes (Wales) Act. Northern Ireland differs again. If you let outside England, check your nation’s rules — the five-year rhythm is similar, the detail is not.

Who can carry it out?

A qualified and competent person — in practice a registered electrician who inspects and tests to BS 7671. It’s their signature and registration number on the report that certifies it, and their judgement that stands behind every code. Cheap is not the thing to optimise for on a document that transfers liability.