If you let a property in England, the law says you must have the fixed electrical installation inspected and tested at least every five years, and give a copy of the report to your tenants. Here is what that actually involves for landlords in Manchester, what it tends to cost, and the situations where five years is too long to wait.
Since the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 came into force, every privately rented home in England needs an Electrical Installation Condition Report, usually called an EICR, at least every five years. This applies to new tenancies and existing ones, and it covers the fixed wiring, consumer unit, sockets, switches and light fittings rather than the tenant's own appliances.
The five years is a maximum, not a target. The inspector sets the next inspection date on the report itself, and they can recommend a shorter interval, three years is common for older installations or houses in multiple occupation. If your report says three years, that becomes your legal deadline. You must give a copy to existing tenants within 28 days of the inspection, to new tenants before they move in, and to Manchester City Council within seven days if they ask for it.
Plenty of situations justify an earlier check even when your current report is still in date. Much of Manchester's rental stock is Victorian or Edwardian terracing, and older properties with rewireable fuses, rubber or fabric-insulated cabling, or a consumer unit without RCD protection deteriorate faster than a modern installation.
A fresh EICR is also sensible after any significant electrical work, after buying a rental property when you cannot verify the age of the last report, after flood or leak damage, or between tenancies if the outgoing tenant has been in place a long time. Change of occupancy is a natural point to check, because faults such as damaged sockets and DIY alterations tend to accumulate during a tenancy.
For a typical two or three bedroom rental in Greater Manchester, expect somewhere in the region of £120 to £250 for the inspection itself, depending on the size of the property and the number of circuits. A larger house or an HMO with more circuits will sit higher, and the visit usually takes two to four hours. Power will be off for parts of the test, so it is worth warning tenants in advance.
The report grades any faults with codes. C1 means danger present, C2 means potentially dangerous, and FI means further investigation is needed. C1, C2 and FI results legally require remedial work within 28 days, or sooner if the report says so, followed by written confirmation that the work is done. A C3 is an improvement recommendation only and does not fail the report. Remedial costs vary hugely, replacing a consumer unit typically runs £450 to £800, while a full rewire of a three bed terrace can reach £3,500 to £6,000, so budget for the possibility rather than just the test fee.
The regulations require a qualified and competent person, in practice an electrician who is experienced in inspection and testing and holds the relevant qualifications, typically registered with a scheme such as NICEIC or NAPIT. Ask to see evidence of competence and insurance before booking, and be wary of unusually cheap inspections done in under an hour, a proper test of every circuit cannot be rushed.
Keep every report on file. Manchester City Council can serve a remedial notice and fine landlords up to £30,000 per breach for non-compliance, and letting agents and insurers increasingly ask for a valid EICR as standard. Set a reminder well before the expiry date, good electricians book up weeks ahead, especially over summer when tenancy changeovers peak.
No, the legal requirement only covers privately rented property in England. For owner-occupied homes the guidance is an EICR every ten years, or whenever you buy a property or suspect a problem.
No. An EICR covers the fixed installation, the wiring, consumer unit and sockets, while PAT testing checks portable appliances. Landlords are only legally required to have the EICR, though PAT testing any appliances you supply is good practice.
Any C1, C2 or FI coded fault must be fixed within 28 days, or sooner if the report specifies, and you need written confirmation of the remedial work for your tenants and the council. The property can still be let while work is arranged, provided you meet that deadline.
A quick call with Gary is usually enough to establish scope. For anything more involved, we’ll come out to measure up at a time that suits you.