Whether you need an EICR depends on your situation. For landlords in England, Scotland, and Wales, it's a legal requirement. For businesses and commercial premises, it's strongly recommended and often necessary for insurance. For homeowners, it's voluntary but advisable for safety.
What best describes your situation?
Let's work out if you need an EICR.
Quick answer: Who needs an EICR?
EICR Requirements by Property Type
Legally Required
Recommended- •Private residential landlords (England, Scotland, Wales)
- •Houses in Multiple Occupation (HMOs)
- •Social housing providers
- •Student accommodation
- •Holiday lets (if regulated as such)
- •Care homes and supported living
Strongly Recommended
- •Commercial and business premises
- •Retail and office spaces
- •Industrial facilities
- •Churches, village halls, community centers
- •Charities with premises
- •Schools and educational establishments
Bottom line: If you're a landlord of residential property, an EICR is a legal requirement. For businesses and commercial premises, while not explicitly mandatory by specific EICR legislation, the Electricity at Work Regulations make it effectively necessary. For owner-occupied homes, it's voluntary but advisable.
Landlord requirements
England: The law since June 2020
The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 introduced mandatory EICR requirements for all private residential landlords.
You must:
- Have an EICR carried out at least every 5 years
- Have an EICR conducted before a new tenancy begins (if more than 5 years since the last one)
- Provide a copy to the tenant within 28 days of the inspection
- Provide a copy to the local authority on request
- Provide a copy to prospective tenants before they occupy the property
Remedial work requirements:
- Complete any C1 or C2 defects within 28 days of the inspection
- Or before a new tenant moves in (whichever is earlier)
- Provide a copy of the remedial works certificate to the tenant within 28 days
Landlords who fail to comply can be fined up to £30,000 by the local authority. The fine level depends on the severity and duration of the breach. Repeat offenders face higher penalties.
Who must comply in England?
The regulations apply to:
- Private landlords of residential property
- Letting agents acting on behalf of landlords
- Assured tenancies and assured shorthold tenancies
- Regulated tenancies under the Rent Act 1977
- Licenses to occupy granted to tenants
Exemptions:
- Owner-occupied properties (not being rented out)
- Social housing (though they have similar duties under other regulations)
- Properties with leases of more than 99 years
- Student halls of residence (covered by separate regulations)
If you're unsure whether your letting arrangement falls under these regulations, err on the side of caution and obtain an EICR. The cost of an inspection is far less than the potential fine for non-compliance.
Scotland: Repairing Standard requirements
In Scotland, the Repairing Standard under the Housing (Scotland) Act 2006 requires landlords to ensure electrical installations are safe.
Key requirements:
- EICR required every 5 years (or sooner if recommended)
- EICR must be carried out by an approved electrical contractor
- Required at the start of all new tenancies
- Tenant can apply to the First-tier Tribunal if landlord fails to comply
The Private Residential Tenancies (Scotland) Regulations also require landlords to provide a valid EICR before the start of a tenancy.
Recently, new fire and electrical safety duties apply, strengthening requirements further.
Wales: Renting Homes Act requirements
The Renting Homes (Wales) Act 2016 (fully implemented in 2022) includes electrical safety requirements similar to England.
Welsh landlords must:
- Ensure electrical installations are safe and maintained
- Have a valid EICR every 5 years
- Provide a copy to the contract holder (tenant)
- Complete remedial work within reasonable timeframes
Penalties for non-compliance can include rent repayment orders and prohibition notices preventing letting.
Landlord prosecuted after tenant electrocuted
A landlord in the South East rented a property without an EICR. The electrical installation was over 30 years old and had never been inspected. A tenant received a severe electric shock from a faulty socket, resulting in hospitalization.
- ✗No EICR had ever been carried out on the property
- ✗The landlord was unaware of the 2020 regulations
- ✗Dangerous C1 defects were present in multiple circuits
- ✗The consumer unit was outdated with no RCD protection
- ✗Local authority investigation found multiple breaches
The landlord was prosecuted under health and safety law, fined £15,000 plus costs, and issued with a financial penalty of £25,000 for failing to comply with the Electrical Safety Regulations. The property was prohibited from being let until a satisfactory EICR was obtained and all remedial work completed.
The legal requirement for EICRs exists for a reason. Electrical faults can kill or seriously injure. Not knowing about the regulations is not a defense. All landlords must ensure they understand and comply with electrical safety requirements.
Houses in Multiple Occupation (HMOs)
HMOs have specific licensing conditions that typically require:
- EICR every 5 years minimum
- More frequent inspections if specified by the local authority (some require annual or every 3 years)
- EICR before the HMO license is granted or renewed
- Additional safety measures like emergency lighting and fire detection systems
Local authorities have discretion over HMO licensing conditions. Some councils require EICRs every 3 years for HMOs. Always check with your local council's HMO licensing department for specific requirements in your area.
Business and commercial requirements
The Electricity at Work Regulations 1989
While there's no specific law stating "businesses must have EICRs," the Electricity at Work Regulations 1989 require:
Regulation 4(2): "All systems shall at all times be of such construction as to prevent, so far as is reasonably practicable, danger."
Regulation 4(3): "Systems shall be maintained so as to prevent, so far as is reasonably practicable, danger."
An EICR is the recognized and accepted method of demonstrating compliance with these duties.
IET Code of Practice guidance
The Institution of Engineering and Technology (IET) provides guidance on inspection frequencies for different premises types:
Recommended EICR Frequencies for Commercial Premises
High public footfall, complex installations, regulatory scrutiny
Commercial kitchens, public access, moderate risk environment
Harsh environments, heavy machinery, higher risk of damage
Standard commercial environment, lower risk
Intermittent use, generally lower risk
Institutional premises with regular maintenance oversight
Factors that increase inspection frequency:
- Environmental conditions (moisture, heat, dust, vibration)
- Age and condition of the installation
- Type of business and activities conducted
- Equipment loads and usage patterns
- History of problems or failures
- Changes or additions to the installation
Care homes and healthcare facilities
Special considerations apply to care settings:
Higher vulnerability of occupants requires:
- More frequent inspections (typically every 3 years, sometimes annually)
- Enhanced testing of critical circuits (lighting, emergency systems)
- Additional safety measures (RCD protection, emergency lighting)
- Verification of medical equipment earthing and bonding
Care Quality Commission (CQC) inspections expect evidence of electrical safety management, including valid EICRs.
Insurance requirements
Most commercial property and liability insurers require:
- Valid EICR to obtain or renew coverage
- Compliance with recommended inspection frequencies
- Completion of remedial work within specified timeframes
- Evidence of electrical safety management
Without a valid EICR:
- Insurers may refuse cover
- Claims may be declined if electrical faults contribute to incidents
- Premiums may increase significantly
- You may be required to obtain emergency inspections
Check your insurance policy wording. Many policies include clauses requiring electrical installations to be "properly maintained" and "inspected regularly." An EICR is the standard evidence of meeting these requirements.
Consequences of not having an EICR for businesses
Legal risks:
- Prosecution under the Electricity at Work Regulations (unlimited fines)
- Health and Safety Executive (HSE) enforcement action
- Prohibition notices preventing use of premises
- Personal liability for directors under health and safety law
Financial risks:
- Insurance claims refused
- Liability for injury or damage to employees, customers, or property
- Business interruption from electrical failures or enforced closure
- Reputation damage from incidents or prosecution
Practical risks:
- Undetected electrical hazards developing
- Fire risk from faulty wiring or overloaded circuits
- Electric shock risk to staff and customers
- Equipment damage from electrical faults
Testing frequency: How often do I need an EICR?
The required frequency depends on your property type and use:
Mandatory frequencies for landlords
Residential rental properties (England, Scotland, Wales):
- Every 5 years maximum
- At the start of every new tenancy (if more than 5 years since last EICR)
- Earlier if the previous EICR recommends a shorter interval
HMOs:
- Every 5 years minimum
- Every 3 years in some local authority areas
- Check your HMO license conditions for specific requirements
Recommended frequencies for businesses
Based on IET guidance and industry best practice:
High-risk environments (1-3 years):
- Construction sites and temporary installations
- Industrial facilities with harsh conditions
- Leisure and entertainment venues
- Hotels and restaurants with commercial kitchens
- Car washes, launderettes, and wet environments
Medium-risk environments (3-5 years):
- Retail shops
- Workshops and light industrial units
- Gyms and sports facilities
- Veterinary practices
Lower-risk environments (5 years):
- Offices
- Meeting rooms and conference centers
- Storage facilities
- Low-occupancy buildings
Educational and institutional (5-10 years):
- Schools and colleges (often 5 years)
- Universities (may extend to 10 years with good maintenance regimes)
Owner-occupied homes
Recommended (not mandatory):
- Every 10 years as general good practice
- Every 5 years if the property is older or has had electrical issues
- Before buying or selling a property
- After major renovations or extensions
- If there are signs of electrical problems
Even though there's no legal requirement for owner-occupiers, having an EICR can provide peace of mind, potentially increase property value, and identify problems before they become dangerous or expensive to fix.
What triggers the need for a new EICR?
Beyond regular intervals, certain events should prompt an EICR:
Property transactions
When buying a property:
- Request an EICR as part of your survey
- Properties over 25 years old without recent EICRs may have hidden issues
- Use findings to negotiate on price or request repairs before completion
When selling a property:
- A recent satisfactory EICR can be a selling point
- Identifies issues you can address before they derail a sale
- Demonstrates good property maintenance
When becoming a landlord:
- If you're converting owner-occupied property to rental
- Required before the first tenancy begins
- Ensures compliance from day one
Tenancy changes
New tenancies:
- Required if more than 5 years since last EICR (England, Scotland, Wales)
- Good practice even if not strictly required
- Protects you from inheriting previous tenant's electrical modifications
Change of use:
- Converting residential to commercial or vice versa
- Subdividing property into multiple units
- Creating an HMO from single dwelling
Electrical work and modifications
After major electrical work:
- Extensions or alterations should come with Electrical Installation Certificates (EIC)
- Consider a full EICR if substantial parts of the system were modified
- Verifies the work was completed to standard
After DIY or unauthorized work:
- If you discover electrical work was done without proper certification
- Essential to verify safety if you're buying property with undocumented modifications
- Protects you from hidden dangers
Environmental changes
Change in building use or intensity:
- Increased electrical loads (more equipment)
- Change from light to heavy usage
- Addition of high-power equipment
Environmental damage:
- After flooding, fire, or water ingress
- After suspected lightning strikes or power surges
- Following any event that could have damaged wiring or equipment
Age and condition concerns
Older properties:
- Properties with installations over 30 years old
- Premises with old-style fuse boxes or outdated wiring systems
- Buildings with no previous electrical safety records
Visible problems:
- Burn marks or discoloration around sockets or switches
- Flickering lights or intermittent power issues
- Tripping circuit breakers or blowing fuses
- Buzzing sounds from electrical fixtures
- Shocks or tingles from appliances or fixtures
Office manager discovers undocumented electrical work
An office manager in Bristol discovered that the previous tenant had installed additional sockets and lighting in a small commercial unit. There was no paperwork or certification for the work, which appeared to be DIY.
- ✗Previous tenant had carried out electrical work without qualified electrician
- ✗No Electrical Installation Certificate provided
- ✗Landlord was unaware of the modifications
- ✗New tenant's insurance required proof of electrical safety
- ✗No EICR had been done in over 8 years
An EICR was commissioned and found several C2 defects including incorrect cable sizing, inadequate circuit protection, and missing earthing. The work cost £1,200 to rectify. The tenant successfully claimed this cost from the landlord, who then pursued the previous tenant (unsuccessfully). A satisfactory EICR was eventually obtained.
Always obtain an EICR when taking on a property, especially if you're unsure about the electrical installation's history. Undocumented work is common and can create serious safety and legal issues.
Consequences of not having an EICR
For landlords: legal and financial penalties
Direct financial penalties (England):
- Up to £30,000 per breach from the local authority
- Multiple properties with breaches = multiple fines
- Repeat offenders face higher penalties
Inability to issue Section 21 notices:
- Many local authorities prohibit Section 21 evictions if the landlord is non-compliant with electrical safety regulations
- You cannot regain possession until compliant
Rent repayment orders:
- Tenants may apply to the tribunal for rent repayment if the landlord is in breach
- Can be ordered to repay up to 12 months' rent
Criminal prosecution:
- In serious cases, landlords can be prosecuted under health and safety law
- Unlimited fines for breaches of the Electricity at Work Regulations
- In cases resulting in death or serious injury, imprisonment is possible
Banning orders:
- Rogue Landlord Database listings
- Banning orders preventing you from letting property
- Removal of HMO licenses
Insurance issues:
- Insurers may refuse claims if the property wasn't compliant
- Difficulty obtaining landlord insurance
- Significantly higher premiums
For businesses: health and safety enforcement
HSE enforcement action:
- Improvement notices requiring immediate compliance
- Prohibition notices preventing use of the premises
- Prosecution with unlimited fines for electrical safety breaches
- Personal liability for directors and senior managers
Civil liability:
- Liability for injury to employees (personal injury claims)
- Liability to customers and visitors under occupiers' liability law
- Damage to property and equipment
- Business interruption losses
Insurance consequences:
- Public and employers' liability insurance may be invalidated
- Property insurance claims refused
- Increased premiums or difficulty obtaining cover
Personal safety risks
For everyone (landlords, businesses, homeowners):
The most serious consequence is the real risk to life and safety:
- Electric shock causing injury or death
- Electrical fires destroying property
- Carbon monoxide poisoning from faulty circuits affecting gas appliances
- Damage to expensive electrical equipment
In the UK, electrical fires cause around 20,000 fires, 70 deaths, and 350 serious injuries each year. Many of these could be prevented with proper electrical safety maintenance, including regular EICRs.
Regional differences: England, Scotland, and Wales
England
Regulations: Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020
Key features:
- Applies to all private residential landlords
- 5-year maximum interval
- Required before new tenancies
- 28-day deadline for providing report to tenant
- 28-day deadline for completing C1/C2 remedial work
- Penalties up to £30,000
Enforcement: Local authorities (environmental health)
Scotland
Regulations: Housing (Scotland) Act 2006, Private Residential Tenancies (Scotland) Regulations 2017
Key features:
- Part of Repairing Standard
- 5-year interval or as recommended
- Required at start of new tenancies
- Tenants can apply to First-tier Tribunal for compliance
- Strengthened requirements recently
Enforcement: Local authorities and First-tier Tribunal for Scotland (Housing and Property Chamber)
Additional considerations:
- Scottish landlord registration scheme requires compliance
- Social landlords have specific duties under Scottish Housing Quality Standard
- Private tenancy legislation includes electrical safety as a mandatory element
Wales
Regulations: Renting Homes (Wales) Act 2016
Key features:
- Similar to England's requirements
- 5-year maximum interval
- Must be provided to contract holder (tenant)
- Remedial work required within reasonable timeframes
- Landlord responsibilities enforced through contract
Enforcement: Local authorities, Rent Smart Wales
Differences from England:
- Occupancy contracts replace tenancy agreements
- Landlord registration required (Rent Smart Wales)
- Fitness for Human Habitation includes electrical safety
- Different penalty framework including rent repayment orders
EICR Requirements Comparison
England
- •5-year maximum interval
- •Required before new tenancies
- •28-day report provision deadline
- •28-day remedial work deadline
- •Fines up to £30,000
- •Local authority enforcement
Scotland & Wales
- •5-year maximum interval (both)
- •Required before new tenancies (both)
- •Integrated into tenancy frameworks
- •Tribunal system in Scotland
- •Rent repayment provisions
- •Registration schemes include compliance
Bottom line: While the core requirement (5-year EICR for rental properties) is similar across England, Scotland, and Wales, the enforcement mechanisms and penalty frameworks differ. Landlords operating in multiple countries must understand the specific requirements in each jurisdiction.
Homeowners: Do I need an EICR?
The short answer: No, but it's advisable
There's no legal requirement for owner-occupiers to have an EICR. However, there are several good reasons to consider one:
When homeowners should get an EICR
When buying a property:
- Properties over 25 years old
- Properties with no electrical safety documentation
- Properties with old-style fuse boxes or rubber/fabric-covered wiring
- Properties with visible electrical issues
- As part of a comprehensive survey
Before selling:
- Identify problems before they're found in buyer surveys
- Demonstrate good maintenance
- Potentially increase property value
- Avoid sale delays from electrical issues
Every 10 years as good practice:
- Recommended by electrical safety experts
- Identifies deterioration before it becomes dangerous
- Provides peace of mind
- May reduce insurance premiums
After major renovations:
- Verify the whole installation remains safe
- Especially if work was extensive or affected electrical systems
- Ensures old and new work integrate safely
If experiencing problems:
- Frequent circuit breaker trips
- Flickering lights or power fluctuations
- Shocks or tingles from fixtures
- Burning smells or visible damage
In older properties:
- Properties built before 1960 (may have outdated wiring systems)
- Properties with original installations over 30 years old
- Heritage or listed buildings with complex electrical histories
Benefits for homeowners
Safety:
- Identifies hidden hazards before they cause harm
- Reduces fire risk
- Protects your family and property
Financial:
- Prevents expensive emergency repairs
- May reduce insurance costs
- Protects property value
- Identifies issues on your terms, not during a critical sale period
Peace of mind:
- Professional verification of electrical safety
- Clear documentation of your installation's condition
- Guidance on any improvements needed
If you're planning to sell within 5 years, getting an EICR now can be a smart investment. You can address any issues on your schedule and budget, rather than facing rushed repairs or price negotiations when you need to sell quickly.
Frequently asked questions
Yes, if you're renting under an assured shorthold tenancy or similar arrangement where the tenant has exclusive use of accommodation. However, if you're simply taking in a lodger who shares your home as a licensee, the regulations may not apply. The safest approach is to have an EICR regardless, as you still have a duty of care to ensure electrical safety.
Yes, as long as the EICR is less than 5 years old at the start of the new tenancy. However, if the previous EICR recommended a shorter interval (for example, re-inspection in 3 years), you must follow that recommendation. Always check the 'next inspection recommended' date on your existing EICR.
You must arrange for a new EICR before the current one expires. The 5-year clock runs from the date of inspection, not from the start of each tenancy. Set a reminder for at least 3 months before expiry to allow time to arrange the inspection and any necessary remedial work.
If the garage has a separate electrical supply with its own consumer unit, it should be included in the same EICR visit but may be detailed separately in the report. If it's on the same electrical installation as the main house, it will be covered by a single EICR. Discuss with your electrician to ensure everything is included.
This depends on how your holiday let is classified. If it's a furnished holiday let under a license or assured shorthold tenancy, then yes. If it's hotel-style accommodation, you're not covered by the residential tenancy regulations but have duties under the Electricity at Work Regulations and should have regular EICRs. Most holiday let insurers require them.
You cannot start a new tenancy with an unsatisfactory EICR. For existing tenancies, you must complete C1 and C2 defects within 28 days. If a C1 (danger present) code is identified, the circuit should be isolated immediately and not used until repaired. Continuing to let property with known dangerous electrical faults exposes you to significant liability and penalties.
As a landlord of commercial property, you should have an EICR and provide it to your tenant. The lease should specify who's responsible for electrical maintenance. Even if the tenant is responsible for maintenance, you as owner should ensure the installation was safe at the start of the lease. Check your lease terms and insurance requirements.
No. An EICR tests the fixed electrical installation (wiring, sockets, consumer unit). PAT testing checks portable appliances (kettles, lamps, computers, etc.). They're separate and complementary. Landlords providing furnished properties should consider both. Businesses typically need both an EICR for the building and PAT testing for equipment.
Yes. The Electrical Safety Standards regulations apply to all private residential landlords in England, Scotland, and Wales, regardless of whether you live in the property, how many properties you own, or whether you use a letting agent. There are no exemptions for small-scale or occasional landlords.
An EICR belongs to the property and remains valid for subsequent tenancies (up to 5 years from the inspection date, or less if specified). You don't need a new EICR for each new tenant during this period. The EICR is a business cost of being a landlord, not a tenant-specific expense, so it's not refundable. However, you can use the same report for the next tenant, spreading the cost across multiple tenancies.
How to get an EICR
Finding a qualified electrician
Your EICR must be carried out by a qualified and competent electrician. Look for:
Registration with a competent person scheme:
- NICEIC (National Inspection Council for Electrical Installation Contracting)
- NAPIT (National Association of Professional Inspectors and Testers)
- ELECSA (Electrical Safety Certification Scheme)
- Stroma Certification
- NAIC (National Association of Inspectors and Certification)
Qualifications:
- City & Guilds 2391 (Inspection and Testing) or equivalent
- 18th Edition BS 7671 (current wiring regulations)
- Evidence of continuing professional development
Questions to ask:
- Are you registered with a competent person scheme?
- What qualifications do you hold for inspection and testing?
- Do you have public liability and professional indemnity insurance?
- How long will the inspection take?
- What's included in the price?
- When will I receive the report?
- Do you provide quotes for remedial work?
What to expect
Before the inspection:
- Electrician will need access to all areas of the property
- Power will be switched off for periods during testing
- Allow 2-4 hours for a typical domestic property
- Remove obstacles blocking access to the consumer unit, sockets, and circuits
During the inspection:
- Visual examination of the installation
- Testing of circuits, earthing, and protective devices
- Some disruption as circuits are isolated
- Electrician may need access to loft, underfloor areas, and all rooms
After the inspection:
- Report provided, typically within 7 days
- Classification of any defects (C1, C2, C3, FI)
- Overall result: satisfactory or unsatisfactory
- Recommendations for remedial work if needed
EICR Cost Guide
Typical costs for residential and commercial EICRs in the UK (2024).
These are estimated ranges based on typical UK prices. Actual costs vary by region, electrician's rates, installation complexity, and accessibility. London and South East prices are typically 30-60% higher than other regions. Always obtain at least two quotes from registered electricians. Remedial work is quoted separately.
What's included:
- Visual inspection and electrical testing
- EICR report with schedule of test results
- Classification of defects
- Recommendations for remedial work
What's not included:
- Remedial work (quoted separately)
- Repeat inspection after repairs
- Access arrangements (e.g., moving furniture)
- Repairs to any damage caused during inspection
Next steps
Now you understand whether you need an EICR, learn more about what's involved:
If you're a landlord, understand your full electrical safety obligations:
Landlord electrical safety requirements →
If you've received an EICR and need to understand the codes:
Need to arrange an EICR or unsure about your electrical safety obligations? Contact a qualified electrician registered with NICEIC, NAPIT, or another competent person scheme. They can assess your requirements and provide the necessary certification.
Related articles:
- What is an EICR?
- Landlord electrical safety requirements
- Understanding EICR codes
- PAT testing vs EICR
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