EICR for London landlords — the 2026 rules in plain English
If you're a landlord in London and your last EICR was more than 5 years ago — or you've never had one — you're breaking the law. This guide walks you through what the rules actually require, what it costs, and what happens if your property fails.
The legal requirement
Under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, every landlord must:
- Have an EICR (Electrical Installation Condition Report) carried out at least every 5 years
- Provide a copy to existing tenants within 28 days of inspection
- Provide a copy to new tenants before they move in
- Provide a copy to the local authority within 7 days if requested
- Address any C1 (danger present) or C2 (potentially dangerous) issues within 28 days
Maximum fine for non-compliance: £30,000 per breach. Local authorities are increasingly proactive — Camden, Hackney, Lambeth, and Tower Hamlets now run targeted EICR enforcement campaigns.
What's actually inspected
An EICR isn't a quick walk-around. A proper inspection takes 1.5-5 hours depending on property size, and covers:
- Consumer unit — type, age, RCD/RCBO protection, labelling, modifications
- All circuits — sockets, lights, cooker, immersion, shower, EV charger
- Earthing & bonding — main earth, water/gas bond, supplementary bonding in bathrooms
- Insulation resistance — measure each circuit's leakage
- Polarity, earth-loop impedance, RCD ramp test — instrument readings on every circuit
- Visual inspection — accessories, switches, sockets, junction boxes, cable runs
The C1, C2, C3 codes explained
| Code | Meaning | Action required |
|---|---|---|
| C1 | Danger present, risk of injury | Make safe immediately. 28 days to remediate. |
| C2 | Potentially dangerous | 28 days to remediate. |
| C3 | Improvement recommended | Optional — not legally required, but good practice. |
| FI | Further investigation needed | Investigate before issuing pass certificate. |
The certificate is only "satisfactory" if there are zero C1, C2, or FI items. If any are present, the report is "unsatisfactory" until remedied.
What it costs in London
| Property type | Typical cost | Inspection time |
|---|---|---|
| Studio / 1-bed flat | £165 | 1.5-2 hours |
| 2-bed flat or house | £195 | 2-3 hours |
| 3-bed house | £245 | 3-4 hours |
| 4-bed house | £295 | 4-5 hours |
| Large 5-6 bed property | £365-£450 | 5-6 hours |
| Commercial premises < 50m² | £295 | 3-4 hours |
What if I fail?
Most properties don't pass first time. Don't panic — common findings:
- Old plastic consumer unit (C2) → replacement £695
- Missing RCD protection on circuits (C2) → RCBO upgrades £135 each
- Missing supplementary bonding in bathrooms (C2) → £85-£165
- Damaged or scorched sockets (C1/C2) → £90 each
- Missing main earth bond (C1) → £165
You don't have to use the same electrician who did the EICR for the remedial work — but using them is usually faster (they have the report fresh) and means one less person disrupting the tenancy.
Three landlord-specific tips
- Schedule the EICR between tenancies if possible. Less disruption to tenants, easier access to consumer unit.
- Keep digital copies in cloud storage. We email PDF certificates within 24 hours of completion. Local authorities increasingly request these by email.
- Don't time it for a renewal week. If the report comes back unsatisfactory, you've got 28 days to remediate — but if you've just signed a new tenancy, that 28 days might mean disrupting a fresh tenant.
Need EICRs for a portfolio?
SwiftVolt offers portfolio rates for landlords with 4+ properties: 10% off all EICRs, certificates filed simultaneously, single invoice. Reply to info@swiftvolt.co.uk with your portfolio size and we'll quote.
Single-property EICR? 020 3355 7549 or book online at swiftvolt.co.uk/priority.
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Do I need an EICR if my property is new-build?
New builds usually have an Electrical Installation Certificate from the original install, valid for 10 years. After that, EICR every 5 years on rentals.
What if my tenant refuses access for the EICR?
Document every attempt in writing. Most local authorities accept that you've made reasonable efforts if you can show 3+ documented requests.
Does an EICR pass last for 5 years even if I do work in between?
No. Any new circuit, consumer unit change, or rewire requires a new Electrical Installation Certificate for that work. The EICR remains valid for the rest of the installation.