How to Handle an EICR Fail on a Rental Property
An 'Unsatisfactory' EICR means the property is illegal to rent until C1 and C2 issues are fixed. Here's the 28-day deadline and the £30,000 fine.
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Introduction
Since June 2020, an Unsatisfactory EICR isn't just a maintenance issue — it's a regulatory breach that makes your property illegal to rent until rectified. The 28-day clock starts the day the report is issued. Here's the playbook to clear it cleanly.
The 2020 Regulations
Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. Apply to all new tenancies from 1 July 2020 and all existing tenancies from 1 April 2021. EICR every 5 years minimum, plus on change of tenancy or after major electrical works.
The EICR codes
C1 — Danger present, risk of injury, immediate action required. C2 — Potentially dangerous, urgent remedial work required. C3 — Improvement recommended (not a fail; report can still be Satisfactory). FI — Further investigation required.
What 'Unsatisfactory' means legally
Any C1, C2 or FI = 'Unsatisfactory'. From the report date, you have 28 days to complete remedial works (or the period stated in the report if shorter, often 24 hours for C1). During this period the property is effectively illegal to let — though existing tenancies can continue while works proceed.
Certificate of completion
After remedial works, electrician issues a certificate of completion confirming all C1/C2/FI items have been remediated. You must provide this to: existing tenant within 28 days, new tenant before occupation, council within 7 days of request, prospective tenant within 28 days of request.
Civil penalties
Local authority can issue civil penalty up to £30,000 per breach without court conviction. Common breaches: no EICR, expired EICR, Unsatisfactory not remediated, certificate not provided. Multiple breaches stack — three breaches at one property can be £90,000.
Choosing an electrician
Must be 'qualified and competent' — typically NICEIC, NAPIT, ELECSA or STROMA registered. EICR cost £180–£280 for a 2-bed flat, £250–£400 for a larger house. Remedial works (CU change, new circuit, RCD upgrade) typically £400–£1,500. Get the EICR and quote from the same firm for efficiency.
Common fails and fixes
No RCD protection (C2) — fix: upgrade consumer unit £400–£900. Lack of earth bonding (C2) — fix: install bonding £150–£300. No supplementary bonding in bathroom (C2) — fix £100–£200. Damaged sockets/cables (C1/C2) — fix per unit. PVC cables (1970s) (often C3, sometimes C2) — partial rewire £800–£3,000.
Compliance reminders
Diary EICR expiry 6 months in advance. Re-test on every tenancy change. Keep the certificate in your tenancy file with gas safety, EPC, deposit certificate and How to Rent. Missing EICR also voids Section 21 — a single compliance gap can stack into a multi-issue problem.
Final word
Smart Sleep Property handles the heavy lifting — referencing, compliance, deposits, repairs, and full tenancy management across Norwich and Norfolk. Get in touch if you'd like us to handle this for you.
Frequently asked questions
What is the key rule for eicr fail rental?+
Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020 require an EICR every 5 years rated 'Satisfactory'. C1 (danger present), C2 (potentially dangerous) and FI (further investigation) findings make the report 'Unsatisfactory'. Remedial works within 28 days, certificate
Does this apply across England?+
Yes — this guide covers England. Scotland, Wales and Northern Ireland have separate but broadly similar regimes.
Where can I get help?+
Smart Sleep Property offers compliance support, document templates and full management for Norwich and Norfolk landlords.
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