Do the five-year rules apply to HMOs?

Yes. Houses in multiple occupation are covered by the same 2020 regulations, so the installation must be inspected and tested at least every five years.

Do I need a new EICR when tenants change?

Not necessarily. A valid report covers the property until its next due date, up to five years. You must give a copy to the new tenants before they move in.

Can I do the remedial work myself?

Remedial work must be carried out by a qualified person, and you need written confirmation that it has been done. That confirmation goes to the tenant and the council within 28 days.

What if my tenant will not let the electrician in?

A landlord is not in breach if they can show they took all reasonable steps to comply. Keep a record of every attempt to arrange access, such as letters, emails and appointment offers.

Is a visual check enough for landlord electrical safety?

No. The regulations require the installation to be inspected and tested, which means testing the circuits as well as looking at them. The result is recorded on an EICR.

Landlord Electrical Safety: What the Law Requires in England

Landlord electrical safety law in England requires private landlords to have the fixed electrical installation inspected and tested by a qualified person at least every five years. Tenants must get a copy of the report within 28 days, the council within 7 days of asking, and any required remedial work must be done within 28 days.

Sam Ward Electrical, NAPIT registered (membership 63406). Last reviewed: 12 October 2026

At a glance

Applies to: Private landlords in England, including HMOs
Inspection: At least every 5 years, or sooner if the report says so
Report to tenants: Within 28 days of the inspection; new tenants before they move in
Remedial work: Within 28 days, or sooner if the report says so
Penalty: Financial penalties of up to £30,000 per breach

What does landlord electrical safety law require?

Landlord electrical safety law, the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, sets out these duties and deadlines:

Private landlord duties and deadlines in England
Duty	Deadline
Have the installation inspected and tested	At least every 5 years, or sooner if the report says so
Give a copy of the report to existing tenants	Within 28 days of the inspection
Give a copy to new tenants	Before they move in
Give a copy to a prospective tenant who asks	Within 28 days of the request
Give a copy to the local council if asked	Within 7 days of the request
Complete remedial work or further investigation	Within 28 days, or the shorter period in the report
Confirm remedial work in writing to the tenant and council	Within 28 days of completing the work

Keep a copy of each report and give it to the inspector who carries out the next one.

Labelled consumer unit, the starting point of landlord electrical safety inspections — The consumer unit is the first thing an inspector checks.

Who counts as a qualified person?

The inspection must be carried out by someone qualified and competent to inspect and test to BS 7671. In practice that usually means an electrician registered with a competent person scheme such as NAPIT, with suitable insurance. The GOV.UK guidance explains how landlords can check.

What happens if the EICR is unsatisfactory?

If the report shows C1, C2 or FI observations, you must arrange remedial work or further investigation within 28 days, or sooner if the report says so. Once it is done, get written confirmation from the electrician and send it, with the report, to the tenant and the council within 28 days. Our guide to EICR codes explains what each code means.

What are the penalties for breaking the rules?

Local councils can serve remedial notices, arrange urgent remedial work themselves and recover the cost, and impose financial penalties of up to £30,000 per breach. Keeping dated reports and certificates is the simplest way to show you have complied with landlord electrical safety law.

Do landlords need PAT testing?

PAT testing is not required by the 2020 regulations, which cover the fixed installation. However, any appliances you supply must be safe, and PAT testing is a common way to show that. GOV.UK guidance now covers both private and social rented homes, and social landlords who provide electrical equipment must also have it tested.