Private rented property standards guidance

Landlords must make sure the electrical installations in their rented properties are safe and have been inspected by a competent person.

Electrical installation condition report 

The landlord must have the electrical installation in their property inspected and tested by a person who is qualified and competent, at an interval of no more than five years. Landlords must provide a copy of the electrical safety report to their tenants, and to the local authority. https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-rented-sector-guidance-for-landlords-tenants-and-local-authorities/guide-for-landlords-electrical-safety-standards-in-the-private-rented-sector (opens new window)

When commissioning an inspection, to establish if a person is qualified and competent landlords can: 

• check if the inspector is a member of a competent person scheme; or 
• require the inspector to sign a checklist certifying their competence, including their experience, whether they have adequate insurance and hold a qualification covering the current version of the wiring regulations and the periodic inspection, testing and certification of electrical installations. 

The standards that should be met are set out in the 18th edition of the Wiring Regulations.

The inspection and test certificates must be retained by the landlord for the full duration of the licence and the landlord must make all electrical test certificates available to the Council in line with the licence conditions for the property. 

A copy of the test certificate must also be issued to the tenants of the property at the beginning of their tenancy and whenever the certificate is renewed or updated. 

The licence holder must check the validity of the certificate and ensure it has been fully completed by the contractor dated and signed. Any discrepancies in certificates will be rejected by the Local Authority and a new certificate will be needed. 

Common certificate mistakes 

These are the most common mistakes found which will result in the certificate being rejected, include;

• dates and signatures missing. 
• inspection or test data missing.
• incorrect status of the certificate, for example, a satisfactory certificate with C1 or C2 issues identified.
• certificates dated for more than five years.
• a contractor who had action taken by the competent person scheme or association.

If remedial works are required, these must be carried out within 28 days of the report. Extensive works such as a replacement of a fuse box, distribution board or consumer unit, an Electrical Installation Certificate (EIC) or a Domestic Electrical Installation Certificate (DEIC) must be provided. 

Other remedial works a Minor Electrical Installation Works Certificate (MEIWC) must be provided. Both must show that the works identified on the EICR have been rectified. 

An unsatisfactory EICR may be accepted with an accompanying DEIC, EIC and/or MEIWC showing the works have been rectified. All certificates must be provided together. If the works, take place outside of the 28-day period a repeat inspection must be carried out and a satisfactory EICR must be provided. 

Domestic electrical installation certificate 

For a new partial installation, a DEIC (Domestic Electrical Installation Certificate) will be issued by the electrical contractor. This is not sufficient for the purpose of meeting the requirements of The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 and a full EICR is still required for the property. 

Electrical installation certificate following a full rewire

For a complete electrical rewire the property must have an Electrical Installation Certificate (EIC). This will suffice in place of an EICR when fully completed. However, an EIC is often issued with a 10-year expiry date. A new EICR will be required five years after the EIC has been issued.

Minor electrical installation works certificate (MEIWC)

There is an obligation for landlords to ensure that all electrical equipment (including retrospective improvements/ repairs to any part of the installation) is safe. In all cases, a competent electrician must carry out all electrical repair and installation work.

For a landlord to perform DIY electrical work, he/ she must belong to one of the Government's approved GOV.UK Competent Person Self-Certification schemes (opens new window)or submit a building notice to the local authority building control before doing the work. When undertaking any electrical work, the licence holder must receive a MEIWC from their contractor. The council may request to see any MEIWC associated with works at the property.

Electric meter/fuses

Separate electricity meters and fuse boxes (consumer unit) shall be provided for each individual home. Landlords electrical supply (where necessary) should be separately metered. Meters and fuses including consumer units must always be accessible. These must never be located behind large appliances or furniture which would hinder access.

Where meters and fuses are housed in a cupboard these should be kept clear enough to assist with taking meter readings and be readily accessible to control the fuses and cut off the supply if needed. 

Tenants must be reminded of this requirement and a record made of any issues with access to the meter due to tenants' behaviour. 

External meter housing must be in good condition with a lockable door/hatch. Tenants must be provided with a meter housing access key to allow access for meter readings.

Portable appliance testing (PAT) 

Portable Appliance Testing (PAT) is the inspection of electrical appliances to ensure they are safe. The landlord is responsible for making sure that any of the electrical appliances they provide are safe to use. Portable appliance testing is the most appropriate method of ensuring appliances are safe.

The use of the word portable in these circumstances is confusing as there is no strict legal definition of a portable appliance. The requirement to test electrical appliances applies to all electrical appliances the landlord provides that are over 12 months old. Appliances that started life with a plug then had the plug removed and were hard wired should be inspected.

Landlords should ensure the safety of electrical appliances in their properties. This applies to items like kettles, toasters and vacuum cleaners, and larger items like washing machines, fridges, freezers, and cookers. Testing applies to ALL electrical items or electrical appliances supplied as part of the fixtures and fittings of the property. The most appropriate way to do this is with a PAT test. The PAT test looks at the condition of the item, the cable, and other tests including the earth continuity, lead polarity, and insulation resistance of the appliance. PAT testing is not just a visual inspection. 

It is a requirement of Licence Condition 2g. to ensure any electrical appliances (more than 12 months old) provided are tested by a suitably qualified contractor on an annual basis confirming the safety of such electrical appliances and to provide a copy of the PAT Certificate  to the council. 

Appliances that need PAT testing 

All Class 1 and Class 2 appliances should be tested 

Class 1 

This type of electrical equipment has only basic Insulation and relies on an earth for protection. Examples include (not exhaustive);

• Fridges / freezers
• Microwaves
• Toasters
• Kettles
• Extension leads
• Dishwashers 
• Washing Machines
• Irons
• Electrical Heaters
• Ovens/Hobs

Class 2 

This type of electrical equipment has extra insulation so does not rely on an earth for protection, therefore, making it safer. Examples include (not exhaustive);   

• Food mixers
• Lamps
• Televisions
• Hairdryers
• DVD Players
• Lawn Mowers

Class 3

These are low voltage items and the safest of electrical appliances. However, their charging leads might need PAT testing.