A Guide to Electrical Safety Inspections And Requirements for Landlords
By Azeem S. | Created on 18th August 2025
Around 30 people die a year, and thousands more are injured due to burns and electrical shocks caused by faulty electrics. Do you know which landlord electricity check you need to make your property safer and meet current rental standards?
The government introduced legal requirements for electrical safety inspections to protect tenants in rented property. The rules apply to most landlords in the private rented sector, so whether you rent out a terraced house in Romford or Dagenham, or a flat in Tower Hamlets, you need to make sure you’re covered. To help you understand the law around electrical checks, Landlord Electrical Safety Certificates and PAT testing, here are some of the questions we’re often asked.
What Does The Law Say About Electrical Safety Inspections For My Property?
By law, landlords must have the property’s electrical installations inspected and tested at least every five years. The inspection must be carried out by a ‘qualified and competent’ person. Landlords must give their tenants a copy of the electrical safety report within 28 days of the inspection or at the start of a new tenancy. They must retain a copy of the report to give to the person who conducts the next inspection and supply a copy to the local authority within 7 days of receiving a request.
The regulations apply to all new and existing tenancies.
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How Has The Landlord Electrical Safety Certificate Law Changed?
The law on Landlord Electrical Certificates changed back in 2020 and 2021. In July 2020, new laws for rental properties in England stated that any new tenancy or renewed tenancy would require a valid Landlord Electrical Safety Certificate.
In April 2021, the law for Landlord Safety Certificates was updated to cover existing tenancies. Now all rental properties require a certificate, whether they have an existing or new tenancy, and they must update them at regular intervals.
How Must Landlords Comply With Electrical Safety Checks?
Landlords can comply with electrical safety check requirements by booking a competent, trained engineer or electrician to inspect your property. On the day, they will carry out a visual inspection and test the electrics by running a current through the circuits.
At the end of the inspection, your rental property’s landlord electricity check will be categorised as satisfactory or unsatisfactory. It’s possible the electrician or engineer will discover damage during the visual inspection or tests. To comply with regulations, these will need to be repaired to make the property safe for your tenants. You have 28 days for repairs to be completed and retesting to take place.
Electrical safety checks for the certificate will cover the light fittings, plug sockets, electrical wiring and fuse boxes. The purpose is to check that everything is safe and in good working order. Portable appliances are not included, but your electrician or trained engineer can check them during a PAT test.
When Should I Get An Electrical Safety Check?
Landlords should arrange an electrical safety check before new tenants move in, then every 5 years. If the property is a new build or has been rewired, you need a check within 5 years of the Electrical Installation Certificate’s (EIC) issue date.
What Is A Landlord Electrical Safety Certificate?
A Landlord Electrical Safety Certificate or Electrical Installation Condition Report (EICR) is issued after an electrical safety check by an electrician or another trained engineer. They must test the rental property’s electrical installation to issue the certificate.
What Is Checked In An Electrical Safety Inspection?
The electrician will inspect and test the fixed electrical installations at the property. This includes fuse boxes, wiring, plug sockets, light fittings, electric showers and extractor fans. Tests will be conducted to ensure that the electrical installations aren’t overloaded, are adequately earthed, and have no electric shock or fire hazards.
Which Rented Properties Do The Electrical Safety Regulations Apply To?
The regulations apply to most private rented properties which are the tenant’s main residence. Only the following types of rental property are exempt, as excluded tenancies listed in Schedule 1 of the regulations:
Social housing
Lodgers
Long leases of 7 years or more
Student halls of residence
Hostels and refuges
Care homes
Hospitals and hospices
Are Houses Of Multiple Occupation (HMO) Covered By The Electrical Safety Regulations?
In addition to this, local councils may have stricter requirements based on property licensing conditions – for example, to obtain a Selective Landlord Licence or Additional HMO Licence. In these circumstances, PAT testing may be a requirement, or other checks may need to be carried out.
How Do I Ensure That The Electrical Inspector I Use Is A ‘Competent’ Person?
Your inspector needs qualifications in wiring regulations to the current standards under BS 7671 and in periodic inspections and wiring, a minimum of two years’ experience in testing, public liability insurance and professional indemnity insurance to be considered a ‘qualified person’. You can use the NAPIT Registered Competent Person Electrical search facility to find an electrician who is registered to carry out inspections and repairs.
What Paperwork Will I Receive To Show The Results?
Landlords will receive an Electrical Installation Condition Report (EICR), which will either confirm that the electrical installations at the property meet safety standards or show that remedial work is required.
What Happens If I Get An Unsatisfactory Code On My Electrical Installation Condition Report?
The following codes are used to indicate electrical installations in unsatisfactory condition.
C1 – Danger present, risk if injury
C2 – Potentially dangerous
F1 – Further investigation required without delay
Landlords are legally required to ensure the remedial work or further investigation is carried out within 28 days or the period stated in the report if this is shorter.
You should ask for written confirmation that the repair has been made and the electrical installation now meets the safety requirements. This should be kept together with the unsatisfactory EICR, and a copy sent to the local authority within 28 days. You do not need to have another full safety inspection carried out.
Electrical installations that receive a C3, improvement recommended, code do not pose a safety threat and landlords are not legally required to make the suggested improvement. Still, it would improve the safety of their property if they did so.
Do Landlords Have To Get An Electrical Certificate?
If a landlord doesn’t have a valid Electrical Safety Certificate, they can be fined up to £30,000.
What If A Tenant Won’t Give Me Access To The Property?
If you’ve taken all reasonable steps to arrange an inspection but the tenants won’t grant access, you’re complying with the new electrical safety standards. Keep copies of every letter and email as proof. It’s also a good idea to keep past safety records and servicing records on file, to demonstrate that you have maintained the electrical installation.
Do I Need A Landlord Electrical Safety Certificate If The Property Is New?
No, if the property is a new build buy-to-let you don’t need a Landlord Electrical Safety Certificate. You can use the Electrical Installation Certificate (EIC) to cover this rental property requirement for five years. At that point you will need to obtain a Landlord Electrical Certificate.
What happens if your property is not new but the wiring is? If your rental property has been completely rewired you are covered by the EIC. As with newly built properties, you will need to get a Landlord Electrical Safety Certificate 5 years on.
How Much Does A Landlord Electrical Safety Certificate Cost?
The exact cost of a Landlord Electrical Safety Certificate is calculated depending on the size of the property and electrical installation. You should also budget to remedy any damage or faults found during the electrical checks. These will need to be completed and retested within 28 days once the electrical installation is in good working order.
How Long Is A Landlord Electrical Safety Certificate Valid For?
A rental property’s Landlord Electrical Safety Certificate is valid for 5 years. Landlords also need to obtain a certificate at the start of a new tenancy.
The reason for the 5 year validity is that electrical installations can become damaged or faulty over time. This can make them unsafe even if they were installed correctly. When electric installations age and deteriorate, they raise the risk of fire or an electric shock.
What Are The Penalties For Not Complying?
Local authorities will take action against landlords who breach the rules and impose financial penalties of up to £30,000.
Is There A Legal Requirement To Test Portable Electrical Appliances?
No, landlords are not legally required to safety check portable electrical appliances like white goods, TV’s, kettles and toasters. However, it is good practice to carry out portable appliance (PAT) testing on your electrical appliances.
What Is Portable Appliance Testing (PAT)?
PAT Testing involves checking the appliances are safe through visual inspections and electronic tests. They cover any appliances that can be moved (even with difficulty) and have a cable and plug. This includes items like kettles, toasters, TVs and white goods.
We recommend that PAT testing is carried out annually. Keep a log of the PAT tests and attach test labels to the appliances. Most registered electricians will carry out PAT testing.
Any changes to electrical safety checks under the Renters Rights Bill?
Since the Decent Homes Standard and Awaab’s Law are coming into force under the Renters’ Rights Bill, these may have a bearing upon electrical safety in rental property. This is because landlords will have to respond within a strict timeframe to any serious electrical hazards, and will need to follow the recommendations around electrical safety which are present in the Decent Homes Standard Guide.
We Can Help
For landlords on our fully managed package or guaranteed rent scheme, we arrange for all the necessary landlord safety inspections on your behalf. This gives you complete peace of mind that all legal obligations are being met. If you are looking to rent out a property throughout London and the southeast region, get in touch today.
I began as a junior apprentice in a corporate estate agents in 2006 have been working in the property sector since, so over 14 years of experience. I have worked in a range of industries from Property sales and lettings, to construction, development, commercial sales and lets as well as facilities management and maintenance. I have a degree in Economics, enjoy keeping fit and healthy, support Man Utd and have a young family.
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