EICR Certificate for Landlords: Every 5 Years, 6 Deadlines
You need a new EICR (Electrical Installation Condition Report) at least every 5 years in every UK nation, or sooner if the last report says so. In England, tenants must get a copy within 28 days, any C1, C2 or FI item must be fixed within 28 days, and the council can fine you up to £40,000 under the 2020 regulations as amended.
Want the date worked out for you? Our free EICR validity guide calculates when your next report is due.
Sound familiar? You let 25 properties, the EICRs were done in different years, the PDFs sit in three inboxes, and nobody's sure which tenants got a copy. Below are the rules for all four UK nations, then a fix you can finish this week.
An EICR runs on a 5-year cycle, with several deadlines landlords should track.What is an EICR certificate?
It's the report an electrician writes after inspecting and testing a property's fixed wiring. Strictly, it's a report, not a certificate. It lists the faults found and says when the next inspection is due.
It covers the fixed installation (wiring, sockets, consumer unit), not the tenant's own appliances. In England the inspector must be "a person competent to undertake the inspection and testing", such as someone on the Registered Competent Person Electrical register.
How often is an EICR required?
At least every 5 years, and more often if the most recent report says so. If the electrician writes "next inspection: 3 years" on the report, 3 years becomes your legal deadline for that property.
In England you don't need to re-inspect before re-letting while the report is still valid. The government guidance does recommend at least a visual check before each new tenancy, though.
Who gets a copy of the EICR, and by when?
In England, existing tenants must get a copy within 28 days of the inspection, and new tenants before they move in. The council and prospective tenants have their own clocks too.
EICR deadlines for landlords in England (last verified 12 October 2026)
| Who or what | Deadline | Starts from |
|---|---|---|
| Next inspection and test | No more than 5 years, or sooner if the report says | Date of last inspection |
| Copy to each existing tenant | Within 28 days | Date of inspection |
| Copy to a new tenant | Before they occupy the property | Start of tenancy |
| Copy to a prospective tenant | Within 28 days | Their written request |
| Copy to the local housing authority | Within 7 days | The council's written request |
| Remedial or investigative work | Within 28 days, or sooner if the report says | Date of inspection |
| Written confirmation to tenants and council | Within 28 days | Completion of the work |
The four EICR clocks in England, from inspection to the next report.How EICR rules differ across England, Wales, Scotland and Northern Ireland
All four nations use a 5-year maximum, but the tenant-copy deadline and the penalty differ, so tag every property with its nation. Each row below comes from the legislation linked in the sources.
EICR rules by UK nation, private rented homes (last verified 12 October 2026)
| England | Wales | Scotland | Northern Ireland | |
|---|---|---|---|---|
| Law | SI 2020/312 reg. 3, as amended by SI 2025/1043 | SI 2022/6 (W. 4) reg. 6 | Housing (Scotland) Act 2006, s.19A and 19B | SR 2024/201 reg. 3 |
| Who must get one | Private landlords; social landlords too since 1 November 2025 | Landlords under an occupation contract | Private landlords | Private landlords (not social housing) |
| How often | No more than 5 years, or the report's earlier date | Report valid 5 years, or until the report's earlier date | No more than 5 years between inspections | No more than 5 years, or the report's earlier date |
| Copy to tenant | Within 28 days of inspection; new tenants before they move in | Within 14 days of the occupation date; within 14 days of later inspections | Before the tenancy starts; a copy of any inspection during it | Within 28 days of inspection; new tenants before they move in |
| Copy to council | Within 7 days of a written request | No duty in reg. 6 | No duty in s.19A | Within 7 days of a written request |
| Remedial work | Within 28 days, or sooner if the report says | No fixed period in reg. 6; written confirmation to tenant within 14 days of receiving it | No fixed period in s.19A; must meet the repairing standard | Within 28 days, or sooner if the report says |
| If you don't comply | Council financial penalty up to £40,000 | Home treated as unfit for human habitation | Tenant or council can apply to the First-tier Tribunal | Criminal offence: fine up to level 5 (£5,000) |
| Official link | legislation.gov.uk/uksi/2020/312 | legislation.gov.uk/wsi/2022/6/regulation/6 | legislation.gov.uk/asp/2006/1/section/19A | legislation.gov.uk/nisr/2024/201 |
| Last verified | 12 Oct 2026 | 12 Oct 2026 | 12 Oct 2026 | 12 Oct 2026 |
Scotland's duty also covers fixtures, fittings and appliances the landlord supplies, and records must be kept for 6 years. Northern Ireland's rules apply to new private tenancies from 1 April 2025, and existing ones needed a first inspection by 1 December 2025.
EICR rules in the four UK nations at a glance. Free to embed with a link back to this page.What do EICR codes C1, C2, C3 and FI mean?
C1 and C2 mean the installation is dangerous or potentially dangerous and must be fixed. C3 is advice only. FI means investigate without delay. Any C1 or C2 makes the report "unsatisfactory" for continued use.
EICR codes explained
| Code | What it means | Do you have to act? |
|---|---|---|
| C1 | Danger present. Risk of injury. | Yes. It may be made safe on the day; the repair is still needed. |
| C2 | Potentially dangerous. | Yes. Within 28 days in England, or sooner. |
| FI | Further investigation required without delay. | Yes. Investigate within 28 days in England, or sooner. |
| C3 | Improvement recommended. | No. The report can still be satisfactory. |
What happens if the EICR is unsatisfactory?
In England, a qualified person must do the work within 28 days of the inspection, or sooner if the report says. The clock starts on the inspection date, not the day the PDF lands in your inbox. Then work through it like this.
- No codes, or C3 only: send tenants their copy and record the next due date. C3 work is optional.
- A C1: check whether the inspector made it safe before leaving (the guidance allows this), then book the permanent repair.
- A C2 or FI: book the repair or investigation inside the deadline. If that turns up more work, the same steps repeat.
- Once the work's finished, get written confirmation from the qualified person. A satisfactory EICR or a Minor Electrical Installation Works Certificate both count. Send it, with the report, to every tenant and to the council within 28 days of completion.
⚠️What happens if you miss it: in England, a local housing authority satisfied beyond reasonable doubt that a landlord breached these duties can impose a financial penalty of up to £40,000, and more than one for a continuing failure. If urgent work is not done, the council can arrange it, with the tenant's consent and 48 hours' notice, and recover the cost.
What if a tenant refuses access?
In England you're not in breach if you can show you took all reasonable steps to comply. Not taking the tenant to court doesn't, on its own, count against you. The burden is on you, though, so build a paper trail.
The guidance says to keep copies of all communications about access, plus previous safety reports. In practice:
- Write first, offering two dates (template below).
- Log every attempt: date, channel and reply. If an email goes unanswered, phone.
- File the log with the previous EICR and any electrical work certificates.
Access letter (swap in your details): "Dear Ms Patel, the electrical safety inspection for Flat 2, 14 Mill Road is due by 30 June. Our electrician can visit on Tuesday 3 June or Thursday 5 June, between 9am and 1pm. Please confirm one of those by 27 May, or suggest another time that suits you. Thank you, Jo Hughes, 07700 900123."
What's changing for EICRs in 2026 and 2027?
Two changes in England matter right now. The first hits social landlords. For social tenancies granted before 1 December 2025, the first inspection must happen before 1 November 2026. If you manage social housing and haven't finished, that deadline has effectively arrived.
The second is the private rented sector database created by the Renters' Rights Act. According to the government's registration page, registration opens region by region from 15 December 2026 (West Midlands first), and the last region's deadline is 14 November 2027. For each property you upload the EICR (or Electrical Installation Certificate) with its expiry date and pay £65 a year. Our Renters' Rights Act checklist has the full regional timetable.
How to find every EICR in your portfolio in one afternoon
You can do this now, with no software. Pull every report into one folder, type one row per property into the layout below, and let the formulas flag what's due. Expect roughly 3 to 4 hours for 30 properties, most of it spent hunting for PDFs.
- Gather the reports (60 to 90 minutes). Search email for "EICR" and each electrician's name, then the shared drives.
- Type one row per property, about 3 minutes each, taking dates from the report and never from memory.
- Act on the red rows this week. Book electricians for anything due within 90 days and send any missing tenant copies.
EICR audit spreadsheet layout
| Column | Heading | What to enter or formula |
|---|---|---|
| A | Property | Address and nation |
| B | Inspection date | From the report |
| C | Next date on report | Date the electrician wrote; blank if none |
| D | Next due | =IF(C2="",EDATE(B2,60),MIN(C2,EDATE(B2,60))) |
| E | Days left | =D2-TODAY() |
| F | Codes found | For example "C2 x2, FI x1" |
| G | Remedial deadline | =B2+27 if any C1, C2 or FI (or the report's earlier date) |
| H | Confirmation sent | Date sent to tenants and council |
| I | Tenant copy sent | Date and method |
| J | Council copy | Date requested and date sent |
| K | Owner | Person responsible, plus a backup |
Why +27? Counting the inspection day as day 1 of the 28 is the cautious reading. Use it for the tenant copy too in England and Northern Ireland. In Wales the copy is due within 14 days starting with the day the inspection was completed, so use =B2+13.
Then add conditional formatting with a custom formula:
- Red: =$E2<=30 (overdue or due within 30 days).
- Amber: =AND($E2>30,$E2<=90), which means book the electrician now.
- Red: =AND($G2<>"",$H2="",$G2-TODAY()<=7), for remedial work due within a week.
Worked example (illustrative dates). An inspection on 3 March 2026 finds one C2, and the report sets the next inspection for 3 March 2029. Column D shows 2029, not 2031. The remedial and tenant-copy target is 30 March 2026, and the row turns amber on 3 December 2028.
Prefer it ready-made? The free landlord compliance tracker gives each EICR, gas and EPC check a book-by date and a colour-coded status.
💡 Pro Tip
The habit that matters most, with or without software: the day a new EICR arrives, create the next one with its due date taken from the report. Re-keying renewals months later is where items slip.
Book electricians 8 to 10 weeks ahead
Start booking about 8 to 10 weeks before the due date. That's our suggestion, not a legal rule, and it's why we set the first reminder at 90 days.
- Batch by area. Group the properties due in the same quarter by postcode and ask one electrician to quote for the run.
- Line up gas and electrics. If the annual gas safety check falls in the same month, one letter to the tenant covers both visits.
- Agree remedial prices up front so you can approve small fixes on the day, and ask for the PDF within days. Every 28-day clock runs from the inspection date.
The most common EICR mistakes are date mistakes
Most EICR problems we see come from dates and paperwork, not wiring.
Common EICR mistakes and how to fix them
| Mistake | Fix |
|---|---|
| Adding 5 years when the report set a shorter interval | Use the earlier date: =MIN(C2,EDATE(B2,60)) |
| Forgetting the council after remedial work | Send written confirmation to tenants and council within 28 days of completion |
| Running a Welsh property on England's 28 days | Tag the nation; Wales uses 14 days |
| Filing the new EICR but not updating other records | Update your tracker and, once your region opens, the landlord database |
Spreadsheet or software for tracking EICR expiry?
If one person manages fewer than about 10 to 15 properties and checks the sheet weekly, the spreadsheet is enough. A tool earns its place when:
- You have dozens of properties, each also with a gas check every 12 months and an EPC valid for 10 years.
- Several staff share the work, or the person who built the sheet leaves.
- You need proof fast. A council request in England gives you 7 days.
ExpiryEdge is one way to run this at scale. Each EICR becomes a record with an owner and the PDF attached. Reminders go out by email, SMS, WhatsApp, Slack or Teams on the schedule you set, overdue items escalate to a manager, and it can request the new report from your electrician. The audit trail exports when the council asks. See how it works for letting agents and landlords or across property management compliance.
EICR checklist for each rental property
- ✓
Valid EICR on file, within 5 years or the shorter interval on the report
- ✓
Tenant copy within 28 days of inspection (14 days in Wales), and to new tenants before they move in
- ✓
C1, C2 and FI work done within 28 days of inspection (England)
- ✓
Written confirmation sent to tenants and council within 28 days of the work
- ✓
Next EICR booked 8 to 10 weeks ahead
Frequently asked questions
How often is an EICR required for a rental property?
At least every 5 years in England, Wales, Scotland and Northern Ireland, or sooner if the most recent report sets a shorter interval. Always use the date the electrician wrote on the report, not the 5-year default. If the report says 3 years, your next inspection is due 3 years from the inspection date.
How long do I have to give tenants a copy of the EICR?
In England and Northern Ireland, existing tenants must get a copy within 28 days of the inspection, and new tenants before they move in. In Wales the deadline is 14 days. In Scotland, tenants get a copy before the tenancy starts, plus a copy of any inspection carried out during it.
What is the fine for not having an EICR?
In England, the local housing authority can impose a financial penalty of up to £40,000, and more than one penalty for a continuing failure. The cap was £30,000 before 1 November 2025. In Northern Ireland a breach is a criminal offence, with a fine of up to £5,000.
Does a C3 code mean my EICR has failed?
No. C3 means improvement recommended, and a report with only C3 items can still be satisfactory. A C1 or C2 makes the report unsatisfactory. In England the remedial work then has to be done within 28 days of the inspection, or sooner if the report says so.
What if my tenant refuses access for the EICR?
In England you're not in breach if you can show you took all reasonable steps to comply, and not going to court for access doesn't on its own count against you. Keep copies of every letter, email and call about access, along with previous safety reports, so you can prove it.
Will I have to upload my EICR to the new landlord database?
Yes, in England. The private rented sector database opens region by region from 15 December 2026, starting with the West Midlands. For each property you'll upload a copy of the EICR or Electrical Installation Certificate with its expiry date, and pay a £65 annual fee.
Sources
- SI 2020/312, regulation 3 (England), legislation.gov.uk
- SI 2020/312, regulation 11 (penalties), legislation.gov.uk
- SI 2025/1043 (amending regulations), legislation.gov.uk
- Electrical safety standards guidance, GOV.UK
- SI 2022/6 (W. 4), regulation 6 (Wales), legislation.gov.uk
- Fitness for human habitation guidance, GOV.WALES
- Housing (Scotland) Act 2006, section 19A, legislation.gov.uk
- Housing (Scotland) Act 2006, section 19B, legislation.gov.uk
- Housing (Scotland) Act 2006, section 22, legislation.gov.uk
- Repairing Standard statutory guidance, gov.scot
- SR 2024/201 (Northern Ireland), legislation.gov.uk
- Electrical safety standards, Department for Communities (NI)
- Get ready to register, MHCLG Housing Hub
Last reviewed: 29 October 2026
Frequently asked questions
In England and Northern Ireland, existing tenants must get a copy within 28 days of the inspection, and new tenants before they move in. In Wales the deadline is 14 days. In Scotland, tenants get a copy before the tenancy starts, plus a copy of any inspection carried out during it.
In England, the local housing authority can impose a financial penalty of up to £40,000, and more than one penalty for a continuing failure. The cap was £30,000 before 1 November 2025. In Northern Ireland a breach is a criminal offence, with a fine of up to £5,000.
No. C3 means improvement recommended, and a report with only C3 items can still be satisfactory. A C1 or C2 makes the report unsatisfactory. In England the remedial work then has to be done within 28 days of the inspection, or sooner if the report says so.
In England you're not in breach if you can show you took all reasonable steps to comply, and not going to court for access doesn't on its own count against you. Keep copies of every letter, email and call about access, along with previous safety reports, so you can prove it.
Yes, in England. The private rented sector database opens region by region from 15 December 2026, starting with the West Midlands. For each property you'll upload a copy of the EICR or Electrical Installation Certificate with its expiry date, and pay a £65 annual fee.
