Landlord EICRs Explained: What Every Landlord Needs to Know
If you let out a property, an Electrical Installation Condition Report is not optional. It is a legal duty, and the penalties for ignoring it are steep. At RA Smith Electrical we carry out landlord EICRs across Deal, Dover, Sandwich and the wider east Kent area every week, and the same questions come up again and again. Here are the answers, in plain English.
What is a landlord EICR?
An EICR — often called a landlord electrical safety certificate — is a formal inspection and test of the fixed electrical installation in your rental property. That means the consumer unit, the circuits, the wiring, the sockets, the switches and the light fittings. It does not cover portable appliances such as kettles and toasters; those are covered separately by PAT testing.
A qualified electrician inspects and tests each circuit, then issues a report stating whether the installation is satisfactory or unsatisfactory, along with any observations that need attention.
The legal position
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords in England must:
- Have the fixed electrical installation inspected and tested by a qualified and competent person at least every five years
- Ensure the installation meets the standards set out in BS 7671, the IET Wiring Regulations
- Supply a copy of the report to existing tenants within 28 days of the inspection
- Supply a copy to new tenants before they move in, and to prospective tenants within 28 days of a written request
- Supply a copy to the local authority within seven days if they ask for one
- Keep a copy until the next inspection is due
Local authorities can impose financial penalties of up to £30,000 for a breach. Similar duties apply in Wales under the Renting Homes (Wales) Act and in Scotland under separate housing legislation, so check the rules for the country your property sits in.
What the codes on your report mean
Every observation on an EICR is given a classification code. Understanding them saves a great deal of worry:
- C1 — Danger present. There is a risk of injury right now. Immediate action is required, and your electrician should make the situation safe before leaving site.
- C2 — Potentially dangerous. No immediate danger, but a fault could become dangerous quickly. Urgent remedial work is needed.
- C3 — Improvement recommended. Not dangerous and not a failure. This is advisory only.
- FI — Further investigation required. Something could not be fully assessed and needs looking at without delay.
A report is only marked unsatisfactory if it contains a C1, a C2 or an FI. A report with nothing but C3s still passes — a point that catches out a lot of landlords who assume any observation means a fail.
What if my report comes back unsatisfactory?
You must have the remedial work completed within 28 days, or sooner if the report specifies a shorter period. You then need written confirmation that the work has been done, and that confirmation must go to your tenants and, if requested, to your local authority within 28 days of the work finishing.
This is where using one contractor for the inspection and the repairs saves real time. RA Smith Electrical can inspect, quote and complete remedial works, then issue your confirmation paperwork — no chasing a second trade while the clock runs down.
How often, and when else should you test?
Five years is the legal minimum in England. We would also recommend an inspection:
- At every change of tenancy, particularly on older installations
- After any significant building work or extension
- If tenants report tripping breakers, flickering lights, burning smells or hot sockets
- Before a property goes onto a letting agent’s books for the first time
Book with a team that knows the paperwork
RA Smith Electrical was founded by Ryan Smith, a third-generation tradesman from a family that has worked in construction since 1963. We test thoroughly, explain the findings without jargon, and turn reports around promptly so you are never left waiting on compliance documents.
Whether you own one flat or a portfolio, we can schedule inspections around your tenants and keep every property on a rolling five-year cycle so nothing ever lapses.