Electrical Safety and Electrical Goods

Landlords should have a clear understanding of their responsibilities regarding electrical installations and appliances. The duties and responsibilities placed on a landlord include the following legislation: 

• Landlord and Tenant Act 1985
• Consumer Protection Act 1987
• Electrical Equipment (Safety) Regulations 1994
• Electrical Equipment (Safety) Regulations 2016
• Building Regulations 2000 & 2010
• Electrical Safety Standards in the Private and Social Rented Sector (England) Regulations 2020 (as amended 2025)

Landlords’ Duties and Responsibilities

The legislation obliges landlords to ensure that all electrical appliances supplied by the landlord are safe at the date of supply (each time the property is rented) and that mains installations are regularly inspected and tested.

Mains Installation

“Mains installation” means the wiring, sockets, consumer unit, and similar fixed components.

Note: From 1 November 2025, these regulations are extended to registered providers of social housing under the 2025 Amendment Regulations. The rules for private landlords remain the same, apart from minor clarifications and increased penalties.

Since 1 June 2020, the Electrical Safety Standards in the Private and Social Rented Sector (England) Regulations 2020 have applied to all specified tenancies (the earlier distinction between “new” and “existing” specified tenancies has been removed).

The regulations apply to any tenancy that:

• grants one or more persons the right to occupy all or part of the premises as their only or main residence; and
• provides for the payment of rent (whether or not a market rent).

They do not apply to a lodger where the occupier shares accommodation with the landlord.

From 1 November 2025, the regulations also exclude tenancies of moveable structures, vehicles and vessels.

Note: If the property is a licensable HMO with more than two lodgers, the licence will contain a condition requiring the landlord to declare the safety of the electrical installation on demand, making an electrical safety report necessary in that scenario. Other exemptions are listed in Schedule 1 of the regulations.

The regulations therefore apply to most tenancies, including (not an exhaustive list):

• Assured shorthold tenancy
• Assured tenancy
• Rent Act (Statutory/Protected) tenancy
• Some contractual tenancies

Duties of a Landlord under the Regulations

The duties of a landlord under the regulations are to:

• ensure that the electrical safety standards are met during any period when the residential premises are occupied; and
• ensure that every electrical installation in the residential premises is inspected and tested by a qualified person before the tenancy commences and at regular intervals thereafter.

Note: In relation to ensuring an EICR exists “before the tenancy commences”, this does not mean a new one must be obtained at each change of tenancy. It means there must be an active report before the tenancy begins.

Ensuring Electrical Standards Are Met During Occupancy

The electrical regulations impose an ongoing duty throughout occupancy; they do not only involve periodic inspection and testing.

The standards that must be met throughout occupancy are those set out in the eighteenth edition of the Wiring Regulations, published by the Institution of Engineering and Technology and the British Standards Institution as BS 7671: 2018 (ISBN-13: 978-1-78561-170-4).

Within BS 7671 (the 18th Edition and previous editions), it states: 

“Existing installations that have been installed in accordance with earlier editions of the Regulations may not comply with this edition in every respect. This does not necessarily mean that they are unsafe for continued use or require upgrading”.

Ensuring Every Electrical Installation Is Inspected and Tested

This duty requires the landlord to ensure that the electrical installation is inspected and tested by a qualified person at least every five years, or earlier if the latest report specifies an earlier date — and the next inspection must take place no later than that date.

A qualified person means someone competent to carry out both inspection and testing, and any necessary remedial work.

The rule allowing for a shorter interval (less than five years) reflects installations that show signs of deterioration. Some may require a report after two or three years to reflect their true condition.

Intervals Must Be a Date

Some electricians include statements such as “or at a new tenancy” or “on sale of the property”. Under the 2025 amendment, this wording is no longer acceptable. The regulations now make clear that the next inspection must take place by a specific calendar date, not an event such as a change of tenancy or sale.

Landlords should avoid employing electricians who insist on entering phrases like “at a new tenancy” or “on change of occupancy” in the next inspection due field, as it can cause unnecessary confusion and cost, and may be treated as non-compliant with the amended regulations, potentially exposing the landlord to enforcement action.

The timing may be affected as follows:

• If the report specifies an actual date — for example, “next inspection due by 01/09/2028” — that is the legal deadline for the next test, even if a tenant leaves sooner.
• If a vague event (such as “at new tenancy”) is written in the date field, the report may be non-compliant with the amended regulations.
• However, if the electrician merely adds such a comment elsewhere in the report as a recommendation, it can be ignored, and the EICR remains valid until the stated date (up to five years).

Check the report and its wording carefully. When employing a qualified electrician, ensure that before they begin work, they confirm they will enter a definite calendar date in the “next inspection due” box — normally five years from the inspection date unless the results indicate a shorter interval.

This clarification in the 2025 amendment is welcome: it prevents electricians from insisting on unnecessary new reports when a tenancy changes within five years, provided the fixed “next inspection due” date has not yet arrived.

Under the regulations, all existing tenancies were required to have their first report completed by 1 April 2021.

Access to Conduct the Inspection or Related Activities

The 2025 amendment introduces a clear legal defence for landlords who have taken all reasonable steps to comply with their duties but are prevented from carrying out an inspection or remedial work — for example, because a tenant refuses access.

In such circumstances, the landlord will not be treated as in breach of the requirement to have the electrical installation inspected or tested, provided they can demonstrate that reasonable efforts were made. This could include giving proper written notice of the intended inspection, attempting to agree alternative times, keeping records of correspondence or call attempts, and, where appropriate, informing the tenant that access is a legal requirement for safety reasons.

Importantly, the regulations confirm that a landlord is not automatically expected to take legal action (such as applying for a court injunction or possession order) merely to prove they took all reasonable steps. The defence also applies where the refusal of access was to a person acting on the landlord’s behalf — for example, the electrician or managing agent arranging the inspection.

Landlords should, however, maintain clear evidence of their attempts to gain access, as the burden of showing that all reasonable steps were taken rests with them if the local authority investigates.

This same defence also applies to related duties, such as remedial work or supplying copies of reports.

Obtaining and Providing the EICR

The landlord must obtain a report from the qualified person giving the result of the inspection and test, and the date of the next inspection and test.

Any existing tenant must be given a copy of the report within 28 days.

Reports must now be kept until the later of the date the next inspection is due or the date it is actually carried out (unless replaced by a newer report). That said, it is recommended that all reports be retained for as long as possible.

The landlord must give the report to the person conducting the next inspection and test.

If the local authority requests the report, the landlord must supply a copy within seven days.

Any new tenant must be given a copy of the report before they occupy the property.

If prospective tenants request to see the report, they must be given a copy within 28 days.

If the report requires further investigative or remedial work, the landlord must complete this within 28 days (or sooner if the report specifies a shorter time).

Where further investigative or remedial work is required, the landlord must obtain written confirmation from a qualified person that the work has been completed (within 28 days or less) and must send both the initial report and the written confirmation within 28 days of completion to the local authority and all tenants.

This must be done without awaiting a local authority request.

It may be wise to have a qualified electrician inspect and carry out any work initially, so that the final report shows no further work required — avoiding the obligation to notify the local authority proactively.

Up to 31 May 2020, any HMO had to have an electrical safety inspection report at least every five years. From 1 June 2020, these newer regulations took over, applying to all specified tenancies, including HMOs.

Serving the Electrical Report

• Serve it in line with the service clause in your tenancy agreement — normally by first-class post to the property, hand delivery, or (if the contract allows) email.
• Always include all tenants’ names on the heading and envelope, and keep a certificate of posting or a photograph of hand delivery.
• Joint tenants: Shelter’s professional guidance confirms that one copy, in a single communication addressed to all joint tenants (or a nominated lead tenant), is “arguably sufficient” for statutory documents such as deposit prescribed information. The same approach may be acceptable for other tenancy documents, provided each tenant is named. However, issuing each tenant a duplicate copy remains best practice.
• Where the document is to be given before occupation or at the start of the tenancy, attach it to the digital signing pack and email it to every tenant so there can be no dispute about receipt.

For fuller details on service rules, see our Service of Notices guide.

New-Build Properties

According to government guidance, for newly built properties or those that have undergone a full rewire, an Electrical Installation Certificate (EIC) should be available.

Landlords can provide tenants with a copy of the EIC and, if requested, to the local authority. As long as the landlord has met their responsibilities under the regulations, no further electrical inspections or reports are required for five years from the date the EIC was issued.

Enforcement

The local authority must issue a remedial notice if it reasonably believes the electrical installation does not meet the standards or a report has not been obtained.

A local authority may impose a financial penalty of up to £40,000 per breach, and more than one penalty can be issued for a continuing failure.

If the report indicates urgent remedial action is required and the landlord fails to carry out the work within 28 days (or sooner if specified), the local authority may arrange for an authorised person to carry out the work with the tenant’s consent. The costs are recoverable from the landlord.

Landlords now have an explicit defence where they can demonstrate that all reasonable steps were taken to comply — for instance, if access was refused by a tenant. There is no requirement to take court action merely to prove compliance.

Please note that, unlike gas safety records, obtaining an electrical safety certificate does not affect the service of a Section 21 notice. A fine may be imposed for non-compliance, but it does not prevent service of Section 21.

Further Guidance

Government guidance for these regulations is available here.

The government must review these rules by 2030.

Electrical Equipment

Electrical equipment is anything that makes use of or operates by electricity.

Landlords must ensure that all electrical equipment, including appliances, is safe — with minimal risk of injury or death to humans or damage to property. This includes all mains-voltage household electrical goods supplied by the landlord, such as cookers, kettles, toasters, electric blankets, and washing machines. Any equipment supplied must also bear the appropriate CE marking (Conformité Européene / Declaration of Conformity).

Under the Electrical Equipment (Safety) Regulations 2016, the manufacturer’s instructions and safety information must be provided with the appliance at each letting, in English. The equipment must be correctly labelled with a serial number (or similar) and the name and address of the manufacturer. This information can appear in the instructions or safety documentation (where the equipment is too small to label directly). Where equipment is unsafe or does not meet these requirements, corrective measures must be taken — either bringing the equipment into conformity or withdrawing it from use.

To meet these obligations, either supply new appliances or have any appliances checked by a qualified electrician before the property is let to new tenants. Keep all paperwork regarding the items (receipts, warranties, inspection records) for a minimum of six years.

A good way to maintain safety is to undertake a formal inspection of the equipment every 2.5 years. The Electrical Safety Council advises that, as a minimum, landlords should (at each letting):

• check the condition of wiring, and look for poorly fitted plugs, cracks or chips in casings, charring, burn marks, or other obvious faults or damage
• check that the correct type and rating of fuses are installed
• ensure a competent person checks all supplied appliances at reasonable intervals and that any hazardous items are removed from the property; record details of all electrical appliances, including their condition and fuse rating
• ensure that instruction booklets are available at the property for all appliances and that any necessary safety warnings are given to tenants
• avoid purchasing second-hand electrical appliances for rented properties, as they may not be safe; and
• maintain records of all checks carried out.

Use of Inventory

The inventory can serve as evidence of any visual inspection and compliance with the regulations. For example (but not limited to), the inventory could record the following for a kettle (ideally accompanied by a photograph):

Building Regulations Part P

The design, installation, inspection and testing of electrical installations are controlled under Part P of the Building Regulations. This applies to houses and flats and includes gardens and outbuildings such as sheds, garages and greenhouses.

Work involving the addition of a new circuit or work carried out in “wet areas” — for example, bathrooms, kitchens or utility rooms — must be carried out by an installer registered with a Government-approved competent person scheme, or building control must be notified before the work takes place. Generally, small jobs such as replacing a socket outlet or light switch on an existing circuit in a “dry area” do not need to be notified to local authority building control.

You can find more details in Approved Document P, published by the CLG, and their guidance leaflet Rules for Electrical Safety in the Home. On completing any new electrical installation work, an Electrical Installation Certificate or Minor Works Form should be issued by the electrician or installer, and the landlord should retain this.

Local authority building control officers enforce building regulations, and landlords can consult them for further information about compliance with these requirements.

Further Guidance

For more information about electrical safety and the competency of electricians and installers to carry out new work or undertake formal periodic inspections and testing of existing installations, refer to the Electrical Safety Council’s website.