EICR for landlords: how often you need one, what it costs, and the penalties

Of all the certificates a landlord has to keep, the EICR is one that catches a lot of people out — and it’s easy to see why. It only comes round every five years, so it’s simple to forget it’s even due. And the penalty when it lapses is steep: a local authority can fine you up to £30,000.

Here’s how it actually works in England — what an EICR is, how often you need one, what the report’s codes mean, what it costs, and the deadlines that trip landlords up.

What an EICR actually is

An Electrical Installation Condition Report is a periodic inspection of a property’s fixed electrical installation — the wiring, sockets, switches and consumer unit. A qualified, competent electrician tests the installation and records its condition in the report.

It’s not the same as PAT testing. PAT checks the plug-in appliances you supply; the EICR is about the fixed wiring behind the walls. Two different things, often confused.

How often a landlord needs one

In England, every private rented home must be inspected at least every five years, under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. You may need one sooner if the report itself sets an earlier re-test date, or if you rewire or significantly alter the installation. The inspection has to be carried out by a competent person — it isn’t something you can do yourself.

What the report’s codes mean

Your electrician records any issues against a set of codes, and they’re worth understanding because they decide whether the report passes:

• C1 — Danger present. A risk of injury; it has to be made safe immediately.
• C2 — Potentially dangerous. Needs putting right urgently.
• FI — Further investigation required. Something needs looking into without delay.
• C3 — Improvement recommended. Good practice, but not a fail.

A report comes back unsatisfactory if it carries any C1, C2 or FI codes. C3s on their own don’t fail it — the installation can still be satisfactory with improvement recommendations noted.

If your report comes back “unsatisfactory”

If the EICR flags a C1, C2 or FI, you have to act, and the regulations give you a tight window. The remedial or further investigative work must be completed within 28 days of the inspection — or sooner, if the report specifies — and the electrician then gives you written confirmation that the installation is safe. You pass that confirmation on to your tenants, and to the council if they’ve asked for it.

What it costs

There’s no fixed price. It depends on the size of the property and the number of circuits, and rates vary by area — a standard flat or small house typically runs to a few hundred pounds, more for a larger property or an HMO with several consumer units. Get a couple of quotes from registered electricians rather than going on price alone; a cheap inspection that misses a fault helps no one.

The deadlines that actually catch landlords out

The five-year interval is the easy one to forget — by the time it comes round, you set it up so long ago you’ve stopped thinking about it. But the tighter deadlines around it are where penalties get handed out:

• A copy of the report to existing tenants within 28 days of the inspection.
• A copy to new tenants before they move in.
• A copy to the local authority within 7 days if they request it.
• Any remedial work done within 28 days.

This is exactly the kind of date that slips through a spreadsheet. It’s why the EICR sits on every landlord compliance checklist — and why ZuroProp tracks each certificate’s renewal date and flags the EICR ahead of time, so the five-year clock doesn’t quietly run out.

Common questions

Is an EICR a legal requirement for landlords?

Yes. In England, since the 2020 regulations, every private rented property must have a valid EICR, inspected at least every five years.

How long is an EICR valid for?

Up to five years, unless the report itself sets a shorter re-test date — in which case that earlier date applies. After it expires you need a fresh inspection.

Who can carry out an EICR?

A qualified and competent electrician, typically one registered with a recognised competent-person scheme. It isn’t a DIY job.

What’s the difference between an EICR and PAT testing?

The EICR inspects the property’s fixed wiring; PAT checks the plug-in appliances you supply. They’re separate, and an EICR doesn’t cover your appliances.

What’s the fine for not having one?

A local authority can impose a financial penalty of up to £30,000 per offence for breaching the electrical safety regulations.