Ask ten London landlords what an electrical safety certificate in London is and you will hear ten different answers. Some mean an EICR Report London, some a landlord certificate, some a sticker on the fuse box. The confusion is understandable, but the legal duty behind it is clear and the penalties for getting it wrong are serious.
2026 has also brought a big change. EICR rules that used to apply only to private landlords now cover social housing too, and housing associations have until 1 November 2026 to inspect homes let on older tenancies.
This guide explains which document you actually need, what the law requires, what happens during the inspection, how to read the results and what it costs in London.
What Is an Electrical Safety Certificate?
“Electrical safety certificate” is an everyday term, not a legal one. In practice it refers to one of three documents issued under BS 7671, the UK wiring regulations:
| Document | When it is issued | What it proves |
| EICR (Electrical Installation Condition Report) | Periodic inspection of an existing installation | The current condition of the wiring, consumer unit, sockets and fixed equipment |
| EIC (Electrical Installation Certificate) | New installation, rewire or new circuit | New work was designed, installed and tested correctly |
| MEIWC (Minor Electrical Installation Works Certificate) | Small jobs such as adding a socket or replacing an accessory | That specific minor work was done safely |
When a letting agent, council or mortgage lender asks for an electrical safety certificate, they almost always mean a satisfactory EICR. That is the focus of this guide.
An EICR is not the same as PAT testing. The EICR covers the fixed installation; PAT testing covers plug-in appliances. Furnished lets and HMOs often need both.
Legal Requirements for London Landlords
Private landlords
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, private landlords must:
- Have the electrical installation inspected and tested by a qualified and competent person at least every five years (or sooner if the report says so)
- Give a copy of the EICR to existing tenants within 28 days of the inspection
- Give a copy to new tenants before they move in, and to prospective tenants within 28 days of a request
- Give a copy to the local council within 7 days if asked
- Complete any required remedial work within 28 days, or sooner if the report specifies, and send written confirmation to the tenant and council within 28 days of finishing
London boroughs can impose civil penalties of up to £30,000 per breach.
Social landlords: new rules in 2025–26
The same duties now apply to housing associations and other registered providers of social housing:
| Tenancy start date | Rules apply from | Deadline for first inspection |
| On or after 1 December 2025 | Start of the tenancy | Before the tenancy begins |
| Before 1 December 2025 | 1 May 2026 | 1 November 2026 |
Social landlords must also check any electrical appliances they supply, at least every five years. Tenants’ own appliances are not included. If you manage social housing stock in London and have not finished your first round of inspections, the November deadline is only weeks away.
Businesses, HMOs and Homeowners
Businesses and commercial premises. The Electricity at Work Regulations 1989 require employers to keep electrical systems safe. A periodic EICR is the standard way to show you have done this. Insurers and landlords of commercial units usually ask for one. See our commercial EICR service.
HMOs. London boroughs routinely ask for a current EICR as part of an HMO licence application or renewal, alongside a fire risk assessment and gas safety certificate.
Homeowners. There is no legal duty for owner-occupiers, but an EICR is sensible before buying an older property, before major renovation, or if you have not had one in years. Solicitors and lenders often ask for one during a sale.
| Property type | Typical maximum interval |
| Private and social rented homes | 5 years (and at change of tenancy for private lets) |
| Commercial offices and shops | 5 years |
| Hotels, care homes, industrial units | 3 years |
| Owner-occupied homes | 10 years (recommended) |
The engineer may set a shorter interval on the report if the installation is older or in poor condition.
What Happens During an EICR
A typical London flat takes one to four hours. The engineer works through four stages:
- Visual inspection. The consumer unit, sockets, switches, light fittings and visible cables are checked for damage, overheating, DIY work and outdated equipment.
- Dead testing. With the power off, the engineer tests continuity of protective conductors, insulation resistance and polarity on each circuit.
- Live testing. With power restored, earth fault loop impedance is measured to confirm a fault would disconnect quickly enough.
- RCD testing. Each residual current device is tripped to check it cuts power within the required time.
The power will be off for short periods, so tell tenants in advance, clear access to the consumer unit and every room, and flag anyone who relies on powered medical equipment.
Your report usually arrives within 24 hours, with a schedule of test results for every circuit and any observations coded by severity.
Understanding Your EICR Codes: C1, C2, C3 and FI
Every issue the engineer finds is given a code. The overall result depends on which codes appear.
| Code | Meaning | Example | Result |
| C1 | Danger present, immediate risk of injury | Exposed live parts, a broken socket with live terminals | Unsatisfactory – made safe on the day |
| C2 | Potentially dangerous | No RCD protection where required, missing earthing or bonding | Unsatisfactory |
| FI | Further investigation needed | An unexplained reading or a circuit that could not be traced | Unsatisfactory until investigated |
| C3 | Improvement recommended | Older but safe consumer unit, no surge protection | Satisfactory |
A report with only C3 items, or no items at all, is satisfactory. Any C1, C2 or FI makes it unsatisfactory, and a landlord must act.
What to Do If Your EICR Is Unsatisfactory
An unsatisfactory report is common, especially in older London conversions. It is not a disaster if you act promptly:
- Read the observations. Each C1, C2 and FI item should explain the problem and its location.
- Get an itemised quote for the EICR remedial work. You can use the same company or another qualified electrician.
- Complete the work within 28 days, or sooner if the report says so. Common fixes include adding RCD protection, correcting earthing or bonding, replacing damaged accessories or upgrading the consumer unit.
- Get written confirmation that the work is done, usually a Minor Works Certificate or an EIC for larger jobs.
- Send that confirmation, plus the original report, to your tenant and, if requested, to the council within 28 days of finishing.
Keep the original EICR, the remedial certificates and proof you sent them. If a council officer asks, that file is your evidence of compliance.
How Much Does an Electrical Safety Certificate Cost in London?
The price depends mainly on property size and the number of circuits. Safety Spectrum London’s fixed EICR prices:
| Property | Price |
| Studio | £75 |
| 1–3 bedrooms | £94 |
| 4 bedrooms | £104 |
| 5 bedrooms | £125 |
| 6+ bedrooms | £135 |
| Commercial, up to 12 circuits | £210 |
| Commercial, 12–36 circuits | £290 |
Remedial work is quoted separately, item by item, after the inspection. Extra consumer units, very large commercial sites and restricted access in central London can affect the price, and we will tell you before booking. Landlords with several properties can ask about portfolio pricing.
See the full details on our electrical safety certificate London page.
How to Choose an Electrician for Your EICR
The law says the inspector must be “qualified and competent”. In practice, check:
- Inspection and testing qualifications. Look for a specific inspection and testing qualification (such as City & Guilds 2391 or equivalent) as well as general electrical training.
- Scheme membership. Many landlords prefer a contractor registered with a competent person scheme. If a company claims membership, check it on the scheme’s own online register.
- Insurance. Public liability and professional indemnity cover.
- A full report. You should receive a complete EICR with test results for every circuit, not just a one-page summary.
- No pressure on repairs. A good inspector explains each finding and lets you choose who carries out the remedial work.
Be wary of very cheap “drive-by” EICRs that skip testing. An inaccurate report will not protect you if something goes wrong.
[confirm: add one line on Safety Spectrum’s own electrical credentials, using only registrations the company actually holds]
Frequently Asked Questions
Is a landlord’s electrical safety certificate the same as an EICR?
Yes. “Landlord electrical safety certificate” is the informal name; the legal document is a satisfactory EICR. See our landlord electrical safety certificate page.
Do I need a new EICR for every new tenant?
Not necessarily. A valid EICR (within five years and not shortened by the engineer) can carry over, but the new tenant must receive a copy before moving in.
Can a C3 make my EICR fail?
No. C3 items are recommendations only. Only C1, C2 or FI codes make a report unsatisfactory.
Do HMOs need an EICR?
Yes. HMOs are rented property, so the five-year rule applies, and London councils usually ask for an EICR with licence applications.
What if a tenant refuses access?
Keep a record of every attempt to arrange access. The regulations allow a defence where the landlord took all reasonable steps but the tenant refused.
Does an EICR cover appliances or smoke alarms?
No. Plug-in appliances need PAT testing. Mains-wired smoke alarms are part of the fixed installation, but their testing and servicing are usually handled separately.
More answers on our electrical safety certificate FAQ.
Book Your Electrical Safety Certificate in London
Safety Spectrum London carries out EICRs for private landlords, housing providers, letting agents, homeowners and businesses across London and the M25. You get a fixed price, a full digital report usually within 24 hours, and an itemised remedial quote with no obligation to use us.
- Book online: Electrical Safety Certificate London
- Call: +44 20 4628 6504
- Email: info@safetyspectrumlondon.co.uk
Managing several properties, or social housing stock facing the 1 November 2026 deadline? Ask about booking multiple inspections together.
