Legal framework + EICR scope + coding + remedial works
Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 (in force 1 July 2020 new tenancies, 1 April 2021 all existing tenancies): landlords must (1) ensure electrical installations inspected + tested by qualified person at intervals not exceeding 5 years; (2) supply tenant with copy of EICR within 28 days of inspection + at start of new tenancy + within 7 days of LPA request; (3) supply LPA with EICR within 7 days of written request; (4) remedy C1 + C2 + FI codes within 28 days + supply tenant + LPA written confirmation of remedial work within 28 days of completion. EICR process: qualified person (NICEIC, NAPIT, ELECSA, STROMA-registered with BS 7671 18th Edition Amendment 2 competence) conducts visual + dead + live testing of fixed installation: consumer unit + circuits + protective devices + sockets + light fittings + bonding + earthing + RCD operation. Excludes appliances (PAT testing separate, £45–£120/year recommended for furnished). Report classification: SATISFACTORY — installation safe, next inspection 5 years; UNSATISFACTORY — C1/C2/FI codes present, remedial + re-inspection required. Coding: (1) C1 — danger present, 24–48 hour remedy (exposed live conductor, fire risk). (2) C2 — potentially dangerous, 28-day remedy (no RCD, broken earth, undersized cable, no main bonding). (3) C3 — improvement recommended, no mandatory remedy. (4) FI — further investigation required, 28-day remedy + re-inspection. Remedial: NICEIC electrician + Minor Works/EIC certificate; supply to tenant + LPA. Costs: EICR 1-bed flat £180–£280; 3-bed terrace £220–£340; 6-bed HMO £320–£420; 8-bed sui generis £380–£540. Remedial typical 50-year-old wiring first EICR = £2,400–£8,500 partial (RCD upgrade + new consumer unit + bonding + accessories); full rewire £4,800–£12,500 on 3-bed terrace if extensive C2 ([[house-rewire-cost-london-detailed]]). PAT testing — landlord duty of care + insurance condition: £45–£120/year + £4–£8 per appliance.
HMO + smoke/CO + penalties + Builderr approach
HMO additional requirements: (1) EICR every 5 years; HMO licence typically conditions annual visual + 5-year full; (2) Emergency lighting test (annual + 3-yearly discharge) where present ([[hmo-fire-safety-compliance-london]]); (3) Fire alarm test (Grade A LD1 annual + Grade D LD2 monthly tenant test); (4) Heat/smoke/manual call points (sui generis HMO). All certified + register maintained. Smoke + CO Alarm Regs 2015 + amendment 2022: smoke alarm each storey + tested at start of tenancy; CO alarm in each room with fixed gas appliance. Test monthly tenant + replace at end of life (10-year sealed). £5,000 civil penalty per breach. Penalties: (1) Electrical Safety Regs 2020 — £30,000 civil penalty per breach (Section 11). Multiple breaches (no EICR + no remedy + no tenant copy) = stacked. (2) Smoke + CO Regs 2015 — £5,000 per dwelling per breach. (3) BSA 2022 — additional HRB regime. (4) Rogue Landlord database — public, national. (5) Banning order risk for serious offences. (6) Rent Repayment Order — tenant claim 12 months rent under Housing + Planning Act 2016. Common landlord failures 2026: (1) No EICR — unaware of 5-year requirement; remedy £500–£8,500 inc remedial; (2) EICR expired; re-inspection + any new findings remedy; (3) Unsatisfactory EICR ignored — C2 not remedied within 28 days; emergency electrician + cert £800–£5,400 + urgency premium; (4) Tenant copy not provided — administrative breach; (5) HMO licence + EICR misaligned — licence conditions may require shorter interval. Builderr approach: (1) pre-purchase EICR during conveyancing surfaces remedy cost + factors purchase negotiation; (2) renovation includes full rewire to 18th Edition + new consumer unit ([[consumer-unit-upgrade-cost-london]]) + RCBO per circuit + SPD + new accessories = fresh 5-year clock + minimal remedy risk; (3) HMO licence + EICR + alarm + emergency lighting test coordinated single visit + cert set; (4) reminder system via property management software (Arthur, PropertyFile, Landlord Vision) — 6 months before EICR expiry alerts; (5) NICEIC electrician panel — fixed rates + 48-hour emergency response. Cost annual electrical compliance per BTL: EICR £180–£420 / 5 = £40–£85/year amortised + alarm test £30–£60 + remedial reserve £80–£180/year = £150–£325/year per property typical. Per HMO: EICR £320–£540 amortised + annual visual £180 + alarm + emergency lighting + sprinkler £450–£950 + remedial reserve £180–£420 = £680–£1,750/year per HMO.
