Guidance

Electrical safety standards in the private and social rented sectors: guidance

Published 1 November 2025

Applies to England

1. Introduction

This guidance is about the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020.

The original 2020 regulations were updated in 2025 to include the social rented sector: Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025.

These regulations require all landlords to have the electrical installations in their properties inspected and tested by a qualified person at least every 5 years. They must obtain a report from the qualified person and provide a copy of this to their tenants, and to the local council if requested.

Social landlords must also have the electrical equipment that they provide under the tenancy checked by a qualified person at least every 5 years. They must provide a copy of the record to their tenants, and to the local council if requested.

These revisions are part of a broader package aimed at raising standards in rented homes, including Awaab’s Law, a new Decent Homes Standard, and Minimum Energy Efficiency Standards.

2. Which homes do the regulations apply to?

The regulations refer to “residential premises”, which are premises all or part of which comprise a dwelling. In this guidance, we use the word “home” or “premises”.

The regulations apply to all landlords if their tenant has a right to occupy the premises as their only or main residence and pays rent (whether or not it is a market rent).

In the regulations and this guidance, “tenancy” includes a licence to occupy and references to “landlords” and “tenants” include references to licensors and licensees.

• Guidance on private tenancies
• Guidance on housing association tenancies

Exceptions are set out in Schedule 1 to the regulations. Excluded tenancies are:

• shared accommodation with the landlord or the landlord’s family
• long leases (including shared ownership leases) or tenancies that grant a right of occupation of seven years or more
• student halls of residence
• hostels and refuges
• care homes, hospitals and hospices
• other accommodation relating to healthcare provisions
• mobile homes, caravans and boats

3. Electrical installations

All landlords must:

• Ensure electrical safety standards are met. They are set out in the 18th Edition of the Wiring Regulations which are published as British Standard 7671.
• Ensure the electrical installations in their rented properties are inspected and tested by a qualified person (a person competent to undertake the inspection and testing) at least every 5 years.
• Obtain a report (usually an Electrical Installation Condition Report - EICR) from the person conducting the inspection and test which gives the results and sets a date for the next inspection and test. For social landlords who provide electrical equipment, the report must also state whether electrical equipment checks are up to date.
• Supply a copy of the report to the existing tenant within 28 days of the inspection and test.
• Supply a copy of the report to a new tenant before they occupy the premises.
• Supply a copy of the report to any prospective tenant within 28 days of receiving a request for it.
• Supply the local council with a copy of the report within 7 days of receiving a request for it.
• Retain a copy of the report until the next inspection and test is required or (if later than this) conducted, unless it is superseded by a more recent report.
• Supply a copy of the report to the inspector and tester who will undertake the next inspection and test.
• Where the report shows that remedial or further investigative work is necessary, complete this work within 28 days or any shorter period if specified as necessary in the report.
• Within 28 days of the completion of the remedial work or further investigative works, supply the tenant and the local council with the report, and written confirmation from the qualified person who carried out the works.

What will be inspected and tested?

The inspection will be of the installations in the premises for the supply of electricity i.e. the “fixed” electrical parts of the premises, such as the wiring, the socket-outlets (plug sockets), the light fittings and the consumer unit (sometimes called the “fuse box”). The installations include permanently connected equipment such as showers and extractors. They also include the circuits provided for specialist equipment such as solar PV systems and battery storage.

For technical specifications and recommended best practice for electrical safety standards, the charity Electrical Safety First have published a best practice guide aimed at landlords, letting agents and others responsible for the upkeep and maintenance of electrical installations in rented homes.

• Electrical Safety First Best Practice Guide 10 (PDF, 17.7MB)

What will happen in the inspection?

The inspection will find out if:

• any electrical installations are overloaded
• there are any potential electric shock risks and fire hazards
• there is any defective electrical work
• there is a lack of earthing or bonding - these are 2 ways of preventing electrical shocks that are built into electrical installations.

What standard should an electrical installation meet?

A landlord must ensure that electrical safety standards are met. The standards that should be met are set out in British Standard 7671, also known as the 18th edition of the Wiring Regulations.

Electrical Safety First have guidance on the requirements of BS7671.

• Electrical Safety First technical guidance: Wiring Regulations – BS7671

The report

Landlords must obtain a report (usually an EICR) from the person conducting the inspection and test which explains its outcomes and any investigative or remedial work required.

Inspectors will use the following classification codes to indicate where a landlord must undertake remedial work:

• Code 1 (C1): Danger present. Risk of injury. The electrical inspector may make any C1 hazards safe before leaving the premises.
• Code 2 (C2): Potentially dangerous.
• Code 3 (C3): Improvement recommended. Further remedial work is not required for the report to be deemed satisfactory.
• Further Investigation (FI): Further investigation required without delay.

The electrical installation should be safe for continued use. In practice, if the report does not require investigative or remedial work, the landlord will not be required to carry out any further work.

If codes C1 or C2 are identified in the report, then remedial work will be required. The report will state the installation is unsatisfactory for continued use.

If an inspector identifies that further investigative work is required (FI), the landlord must also ensure this is carried out.

The C3 code does not indicate remedial work is required, but only that improvement is recommended. Landlords do not have to make the improvement, but acting on the recommendations it would improve the safety of the installation. The Electrical installation condition reporting - Best Practice Guide 4 produced by Electrical Safety First has further practical guidance on classification codes.

4. Electrical equipment

In addition to the requirements set out in section 3 above, social landlords must:

• Ensure electrical equipment which is provided by the landlord as part of the tenancy is given such visual inspection or testing (or both), as the qualified person conducting the check considers necessary to determine whether or not that equipment is safe for continued use.
• Ensure electrical equipment provided by the landlord is checked at least every 5 years.
• Obtain an In-service Inspection and Testing of Electrical Equipment (ISIT) record from the person conducting the check which gives the results and, where the equipment is safe for continued use, sets a date for the next check.
• Where the record shows that the equipment is not safe for continued use, immediately inform the tenant and replace the equipment or make it safe as soon as reasonably practicable and no later than 28 days after the check. If the premises are not occupied under a tenancy, replace the equipment or make it safe before the tenancy commences.
• Supply a copy of the record to the existing tenant within 28 days of receiving a written request for it.
• Supply a copy of the record to a new tenant before they occupy the premises.
• Supply a copy of the record to any prospective tenant within 28 days of receiving a written request for it.
• Supply the local council with information identifying the equipment and a copy of the record within 7 days of receiving a written request for it.
• Retain a copy of the record until the next check is required or (if later) conducted unless it is superseded by a more recent record.
• Supply a copy of the record to the person who will undertake the next equipment check or any remedial work.
• Supply information identifying the equipment and a copy of the record to the person who will undertake the next inspection and test of electrical installations in the premises.
• Following remedial work or replacement, obtain another record.

What will be checked?

“Electrical equipment” means those electrical fixtures, fittings and appliances that are not fixed electrical cables or fixed electrical equipment located on the consumer’s side of the electricity supply meter. The check will be of electrical equipment where it is provided by the landlord under the tenancy. Examples are cookers, fridges or microwaves. Checks must be carried out regardless of the age of the equipment.

Tenants are responsible for making sure that their own electrical equipment is safe.

What will happen in the check?

Landlords must ensure each piece of electrical equipment that they provide is checked by a qualified person at least every 5 years. They will determine whether or not the equipment is safe for continued use.

Guidance on the testing of electrical equipment is provided by the 5th Edition of the In-service Inspection and testing of Electrical Equipment Code of Practice, published by the Institute of Engineering and Technology (IET).

The record

The record following the check may include:

• Details of the equipment itself e.g. description, serial number, ID.
• The condition of the equipment, its flex, plugs, sockets or wiring accessories.
• Notes on the suitability of the environment in which the equipment is used.
• The results of the check.

5. Remedial work for electrical installations or equipment

If the report or record shows that remedial work or further investigation is required, as set out above, landlords must complete this work within 28 days or any shorter period if specified as necessary in the report/record. Landlords must then provide the report/record and written confirmation that the work has been carried out to their tenant and to the local council within 28 days. Acceptable forms of written confirmation include a satisfactory EICR, an Electrical Installation Certificate (EIC), a Minor Electrical Installation Works Certificate (MEIWC) or other appropriate electrical certification.

What if a landlord does not do the remedial work?

Electrical installations: If a local council has reasonable grounds to believe that a landlord is in breach of specified duties in the regulations, and if the report does not indicate that urgent remedial action is required, they must serve a remedial notice on the landlord requiring remedial action.

Electrical equipment: If a local council has reasonable grounds to believe that a landlord is in breach of specified duties in the regulations, they must serve a remedial notice on the landlord requiring remedial action.

Should a landlord fail to comply with the notice, the local council may arrange for remedial action to be taken themselves.

The local council can recover the costs of taking the action from the landlord. The landlord has the right of appeal against a demand for costs.

Urgent remedial action for electrical installations

If the report indicates that urgent remedial action is required, and the landlord has not carried this out within the period specified in the report, the local council may (with the consent of the tenant) arrange to carry out remedial work.

The local council must authorise a person in writing to undertake the urgent remedial action and give at least 48 hours’ notice to the tenant.

The costs for carrying out the remedial work can be recovered from the landlord. The landlord has the right of appeal against a demand for costs.

6. Financial penalties

Local councils may impose a financial penalty of up to £40,000 on landlords who are in breach of specified duties under the regulations.

See guidance on civil penalties under the Housing and Planning Act 2016.

7. Representations and appeals

Landlords can make representations and appeal against the decisions of a local council.

Remedial notice: In the first instance, landlords have 21 days to make written representations to a local council against a remedial notice. The remedial notice is suspended until the local council considers representations. The local council must inform the landlord of their decision within 7 days beginning with the day on which the 21 days expires. Landlords then have a right of appeal. An appeal must be made within 28 days from the day on which a remedial notice is served.

Urgent remedial action: An appeal must be made within the period of 28 days beginning with the date specified in the notice as the date when the urgent remedial action was (or was to be) started.

Recovery of costs: An appeal must be made within the period of 21 days beginning with the day on which the demand is served.

Financial penalty: In the first instance, landlords have 28 days to make written representations to a local council against the imposition of a financial penalty. Landlords then have a right of appeal. An appeal must be made within the period of 28 days beginning with the day after that on which the final notice was served.

Appeals are made to the First-tier Tribunal (Property Chamber). See the First-tier Tribunal (Property Chamber) for more information.

8. Supplementary questions

When do the regulations come into force for the social rented sector?

The regulations come into force for the social rented sector on 1 November 2025 and will apply to social housing tenancies granted after 1 December 2025.

For social housing tenancies granted before 1 December 2025, the regulations come into force on 1 May 2026. There is transitional provision set out in the regulations for such tenancies, which requires social landlords in the first instance to:

• Ensure electrical installations are inspected and tested by a qualified person before 1 November 2026.
• Ensure electrical equipment is checked by a qualified person before 1 November 2026.
• Where the record indicates that electrical equipment is not safe for continued use, the landlord must, as soon as reasonably practicable and no later than 28 days after the check, ensure that remedial work is carried out or replace the equipment.

Subsequent inspections and tests of electrical installations and checks of electrical equipment must be undertaken at least every 5 years.

What checks are required for specialist items such as solar photovoltaic equipment or battery storage systems?

Due to the specialist nature of such technologies, it may be necessary for a separate inspection to be carried out by an appropriately qualified person. This is in addition to the requirements set out in this guidance. See guidance produced by the electrical safety industry on how to choose a qualified person to carry out inspections:

• Electrical Safety Roundtable home safety guidance
• Registered Competent Person Electrical single mark and register
• Electrical Safety First: find a registered electrician

Does inspection and testing need to be undertaken if it is a new build home or there are new electrical installations?

If premises are newly built or have been completely rewired, they should have an Electrical Installation Certificate (EIC). In such circumstances, landlords can provide a copy of the EIC to tenants and, if requested, the local council. The landlord will then not be required to carry out further checks or provide a report for 5 years after the EIC has been issued, as long as they have complied with their duties under the regulations.

More information is at Electrical Safety First technical guidance: Wiring Regulations – BS7671.

Do inspection and testing need to be undertaken before each new tenancy if a valid report or record already exists?

No. If inspection and testing of electrical installation in the premises was carried out less than 5 years ago and the report does not require further investigative or remedial work; a new inspection and testing is not required; the landlord must supply a copy of the most recent report to the new tenant. There is no requirement to do a further inspection and testing before re-letting the premises. The same applies for checks of electrical equipment provided under the tenancy.

However, it is recommended that landlords carry out at least a visual inspection prior to a new tenancy commencing, to confirm that the premises remain electrically safe and that no damage or deterioration has occurred since the last report/record.

If any concerns arise during the visual inspection – or if the landlord has reason to believe that the electrical installation or equipment may no longer be in a safe condition – they may choose to arrange a full inspection and testing, or check, earlier than the standard 5-year interval.

For guidance on interim inspections between formal inspections and methods to document such checks, landlords can refer to the Electrical Safety First - Best Practice guidance.

How does a landlord find a qualified person?

Guidance has been produced by the electrical safety industry that covers how landlords can choose a qualified person to conduct inspections and tests of electrical installations, and checks of electrical equipment covered by the regulations. This includes:

• Electrical Safety Roundtable home safety guidance
• Registered Competent Person Electrical single mark and register
• Electrical Safety First: find a registered electrician

What if a tenant won’t allow access?

The regulations specify the duties of landlords, but a landlord is not in breach of certain specified duties if they can show they have taken all reasonable steps to comply with the relevant duty. In particular, if they are prevented from entering the premises by the tenant, the landlord will not be in breach solely because they have not brought legal proceedings with a view to securing entry.

A landlord could show they have taken reasonable steps, for example, by keeping copies of all communications they have had with their tenant as they tried to arrange access. Landlords may also want to retain other evidence they have that the installation or equipment is in a good condition while they attempt to arrange access. This could include the servicing record and previous safety reports/records.

What if remedial works to an electrical installation cannot be completed within 28 days?

The regulations require landlords to ensure that any remedial or investigative work identified in the report is completed within 28 days, or sooner if specified in the report. However, in some cases, it may not be possible to complete the work within this timeframe due to legitimate practical constraints, for example, where:

• the remedial work is complex or specialist in nature
• the work depends on a third party, such as the energy supplier fitting an isolator before a consumer unit can be replaced
• tenant-specific circumstances that require additional planning or reasonable adjustments before the work can be safely or appropriately carried out

A landlord is not in breach of the duty if they can show they have taken all reasonable steps to comply with it.

In such cases, landlords should keep clear records of all communication and arrangements relating to the required work and ensure that any follow-up confirmation of completed remedial action is provided to tenants and, if requested, to the local council.

Do the regulations apply to communal areas in blocks of flats or communal areas within the premises?

The regulations do not apply to communal areas of a building, such as stairwells, corridors or other shared spaces.

However, landlords still have a legal duty to comply with enforcement notices if the local council issues them for electrical systems that breach regulations in these areas under other legislation – such as the Housing Act 2004. Accordingly, communal electrical systems should be regularly checked and maintained to ensure they remain safe and do not pose a risk to residents or visitors.

The regulations do apply to properties rented out by people who are not from one household but who share facilities such as the bathroom and kitchen. Properties like this that are occupied by more than three people are known as houses in multiple occupation (HMOs).

Will a tenant be entitled to compensation if they have been living in a home with faulty electrics?

Social housing tenants who have already reported a problem to their landlord, and who are dissatisfied with the response, can make a complaint to the Housing Ombudsman at www.housing-ombudsman.org.uk/residents/make-a-complaint/.

Some tenants can use the Homes (Fitness for Human Habitation) Act 2018 to take their landlords to court if their home is unfit, which could include being unsafe due to faulty electrical installations. The courts can then order that landlord to pay their tenants compensation for the period of time the home was not safe.

There is a guide for tenants on the Homes (Fitness for Human Habitation) Act 2018.

What if the landlord is the local council?

The regulations apply to all landlords if their tenant has a right to occupy the premises as their only or main residence and pays rent (whether or not a market rent).

Local council landlords are required to deliver the outcomes of the standards set by the Regulator of Social Housing. This includes a standard covering safety and quality, with the specific expectation that landlords identify and meet all legal health and safety requirements. The Regulator proactively seeks assurance that large registered providers (those who own 1,000 or more social homes), including councils, are delivering these outcomes through their regulatory engagement, including through a programme of inspections of large landlords.

In addition, all tenants, not just those of local councils, can take their own action under the Homes (Fitness for Human Habitation) Act 2018 and can contact the Housing Ombudsman if they are concerned about electrical safety in their homes.

What about where tenancies “roll over” into periodic tenancies? Will that count as a new tenancy?

Whether or not a periodic tenancy is a “specified tenancy”, as defined in the regulations, depends on the type of tenancy issued.

• For “contractual periodic tenancies” – where it is written in the original tenancy agreement that on expiry of the fixed term the tenancy will become periodic – the periodic tenancy will be part of the same tenancy, and no new tenancy will be created.
• For “statutory periodic tenancies” – where on expiry of the fixed term the tenancy rolls over into a periodic tenancy automatically by statute (rather than by contract) – the periodic tenancy will be a new tenancy.