Do London Landlords Need an EICR? Your Legal Obligations Explained
Since 2020, EICRs have been a legal requirement for all private landlords in England. Here's what you need to know — and what happens if you don't comply.
If you rent out a property in London, electrical safety isn't optional — it's the law. Since 1 April 2021, all private landlords in England have been legally required to have a valid Electrical Installation Condition Report (EICR) in place. Fail to comply, and you could face a fine of up to £30,000.
Yet many landlords — particularly those with older portfolios — still aren't fully clear on what the rules require, when they apply, and what to do if a report comes back unsatisfactory. This guide covers everything you need to know.
What Is an EICR?
An EICR — Electrical Installation Condition Report — is a formal assessment of the electrical installation in a property. A qualified electrician inspects every circuit, tests the consumer unit (fuse board), checks wiring, and verifies that everything meets current BS 7671 standards.
The report grades any issues found using a coding system:
- C1 (Danger present) — immediate action required
- C2 (Potentially dangerous) — urgent remedial work needed
- C3 (Improvement recommended) — not a fail, but worth addressing
- FI (Further investigation required) — more investigation needed before a verdict
A report is classed as Satisfactory only if there are no C1 or C2 codes. Any C1 or C2 finding means the report is Unsatisfactory, and remedial work must be completed within 28 days (or sooner if specified).
The Legal Requirements for Landlords
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, landlords must:
- Have the electrical installation inspected and tested by a qualified and competent person at least every 5 years
- Obtain a written report (the EICR) from the inspector
- 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
- Supply a copy to prospective tenants within 28 days of a written request
- Supply a copy to the local housing authority within 7 days if requested
- Carry out any remedial work identified within 28 days (or sooner if specified in the report)
- Obtain written confirmation from the electrician that remedial work has been completed
These rules apply to all private tenancies in England, including assured shorthold tenancies, student lets, and Houses in Multiple Occupation (HMOs).
What Are the Penalties for Non-Compliance?
Local authorities have the power to issue a financial penalty of up to £30,000 for landlords who fail to comply. They can also carry out remedial work themselves and recover the costs from the landlord.
In practice, enforcement is triggered by tenant complaints, housing inspections, or issues flagged during property transactions. But the risk isn't just financial — if a tenant is injured due to an electrical fault that an EICR would have identified, the consequences can be far more serious.
How Often Does a Rental Property Need an EICR?
The legal minimum is every 5 years. However, some circumstances require more frequent inspections:
- HMOs (Houses in Multiple Occupation) — many HMO licences require annual or more frequent inspections
- Older properties — wiring from the 1960s–1980s may need more regular checks
- Change of tenancy — while not legally required at every tenancy change, it's good practice and increasingly expected by letting agents
- After significant electrical work — any major installation should be followed by an inspection
If you're unsure when your last EICR was carried out, check the report itself — it will state the recommended date for the next inspection.
What Happens During an EICR Inspection?
A thorough EICR inspection typically takes 3–4 hours for a standard two-bedroom flat, longer for larger properties or older wiring. The electrician will:
- Inspect the consumer unit (fuse board) for condition, labelling, and compliance
- Test every circuit for continuity, insulation resistance, and polarity
- Check earthing and bonding arrangements
- Test RCDs (Residual Current Devices) for correct operation
- Inspect visible wiring for damage, deterioration, or non-compliance
- Check socket outlets, light fittings, and switches
The property will need to be vacant during testing, as circuits must be isolated. Tenants should be given adequate notice — typically 24–48 hours minimum.
What If the Report Comes Back Unsatisfactory?
An unsatisfactory EICR doesn't mean the property is immediately uninhabitable — it depends on the severity of the findings. Here's what to do:
- Don't panic — C2 findings are common in older properties and are usually straightforward to fix
- Get a quote for remedial work — your electrician should be able to advise on what's needed
- Complete the work within 28 days — or sooner if the report specifies
- Obtain a completion certificate — written confirmation that the work has been done
- Keep records — store the original EICR, the completion certificate, and any correspondence
If a C1 finding is identified (immediate danger), the electrician may isolate the affected circuit on the spot. In this case, remedial work should be arranged as a matter of urgency.
How Much Does an EICR Cost in London?
EICR costs in London vary depending on the size of the property and the number of circuits:
| Property Type | Typical Cost |
|---|---|
| Studio / 1-bed flat | £120–£180 |
| 2-bed flat | £150–£220 |
| 3-bed house | £180–£280 |
| 4-bed house | £220–£350 |
| HMO (per unit) | POA |
These are indicative figures. Always get a written quote before work begins, and be wary of unusually low prices — a thorough EICR takes time, and cutting corners on testing can result in missed faults.
Why Choose a NICEIC-Approved Electrician?
The regulations require the inspection to be carried out by a "qualified and competent person". In practice, this means a registered electrician — ideally one approved by a recognised competent person scheme such as NICEIC or NAPIT.
Using a NICEIC-approved contractor gives you:
- Confidence that the electrician is assessed against national standards
- Access to a complaints and resolution process if issues arise
- Assurance that the EICR will be accepted by local authorities and letting agents
At Olectrics, all our electricians are NICEIC-approved and fully qualified to carry out EICR inspections across all 24 London boroughs.
Frequently Asked Questions
Can my tenant refuse an EICR inspection? Landlords must give at least 24 hours' written notice. If a tenant unreasonably refuses access, you should document your attempts and seek legal advice. You won't be penalised for a tenant's refusal, provided you can demonstrate you took all reasonable steps.
Does an EICR cover gas appliances? No. An EICR covers the electrical installation only. Gas safety is covered by a separate Gas Safety Certificate (CP12), which must be renewed annually.
Do I need an EICR for a new build? New builds come with an Electrical Installation Certificate (EIC) from the builder. This is not the same as an EICR, but it satisfies the legal requirement at the point of first occupation. You'll need an EICR within 5 years of the EIC date.
What's the difference between an EICR and a PAT test? An EICR covers the fixed electrical installation — wiring, consumer unit, sockets, switches. A PAT (Portable Appliance Test) covers portable electrical appliances such as kettles, toasters, and lamps. Both may be relevant for furnished rental properties.
Book Your Landlord EICR Today
Olectrics carries out EICR inspections for landlords across all 24 London boroughs. We're NICEIC-approved, fully insured, and experienced with all property types — from Victorian terraces to modern purpose-built flats.
We provide a clear, detailed report, competitive pricing, and can carry out any remedial work identified — all under one roof.
Get a free quote → or call us to discuss your requirements.
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