In force
This is the law now.
For: Every private landlord in England
Listen to this article· about 4 minutes
What's changing
Since 1 November 2025, the most a council can fine a private landlord for breaking the electrical safety rules is £40,000 (Electrical Safety Standards Regulations 2020, reg 11, as amended in 2025). Before that, it was £30,000. The council decides the amount, up to that limit, and you can challenge a fine. If the problem carries on, the council can fine you more than once.
This is the law now, not a plan.
The basic rules haven't changed
A qualified electrician must inspect and test the electrics in your rented home at least every five years, or sooner if the last report says so. We call the report your electrical safety report. Its official name is an Electrical Installation Condition Report, or EICR.
You must give your tenants a copy within 28 days of the inspection, and give a new tenant a copy before they move in. If the council asks for a copy in writing, send it within seven days. If someone thinking of renting the home asks in writing, give them a copy within 28 days.
If the report asks for more work, it must be done within 28 days of the inspection, or sooner if the report says. When the work is done, get written confirmation from the electrician. Within 28 days of the work being finished, send it, with the report, to your tenants and to the council (Electrical Safety Standards Regulations 2020, reg 3).
The rules still say the electrics must be inspected and tested before a tenancy begins. The government's guidance says this doesn't mean a new inspection for every new tenant. If your last report is less than five years old and didn't ask for more work, you just give the new tenant a copy before they move in. The guidance recommends a quick look round between tenants.
The same 2025 change also brought social housing under these rules. You may have seen the date 1 May 2026. That date applies only to older social housing tenancies, not to private landlords.
Other changes that matter to you
A few smaller changes came in on the same day, 1 November 2025.
You won't be treated as breaking the rules if you can show you took all reasonable steps. That applies to keeping the electrics safe, to the inspections, and to the 28 days for any work the report asks for (Electrical Safety Standards Regulations 2020, reg 3). For example, a tenant might not let you in, or the work might have to wait for someone else, such as the energy supplier. If a tenant won't let you in, you don't have to take them to court. Either way, the government suggests keeping a clear record of your messages and arrangements.
If you let a caravan, mobile home or boat, these rules no longer apply to it (Electrical Safety Standards Regulations 2020, Schedule 1).
Who it affects
Every private landlord in England who lets a home that is the tenant's only or main home, for rent. It covers lets on a licence as well as tenancies. A few lets are left out, such as a lodger who shares your home, and long leases of seven years or more.
When
This came in on 1 November 2025 and is already in force.
What to do
If your electrical inspections are up to date, there's nothing new to do. Check the date on your last report so you know when the next one is due. Keep each report until the next inspection has been done, and give a copy to the electrician who does it.
If your last report asked for more work, check that you sent the electrician's confirmation to your tenants and the council.
If a tenant won't let the electrician in, or the work is held up, keep a note of every time you tried to arrange it, and copies of your letters, emails and texts.
On Quarterday
Sources
- The Electrical Safety Standards in the Private Rented Sector (England) (Amendment) (Extension to the Social Rented Sector) Regulations 2025 (SI 2025/1043), as made: regulation 10(b) raises the maximum from £30,000 to £40,000; regulation 1(2)(b)(ii) brings it in on 1 November 2025 for private landlords; regulation 1(2)(b)(i) gives the 1 May 2026 date for older social tenancies only; regulation 5 (rewording of the pre-tenancy inspection duty, reasonable steps, refused entry); regulation 12 (moveable homes left out). Checked 2026-10-12.
- The Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, as made: the original duty to inspect and test before a new tenancy begins, from 2020. Checked 2026-10-12.
- The Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020, regulation 11 (revised text): maximum £40,000; the council decides the amount; more than one fine for a continuing failure. Checked 2026-10-12.
- The Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020, regulation 3 (revised text): five-year inspections, copies to tenants, prospective tenants and the council, 28 days for further work, written confirmation after the work, the reasonable-steps defence and what it covers, keeping reports and passing a copy to the next inspector. Checked 2026-10-12.
- The Electrical Safety Standards in the Private Rented Sector and Social Rented Sector (England) Regulations 2020, Schedule 1 and paragraph 9: lets that are left out, including moveable structures, vehicles and vessels from 1 November 2025. Checked 2026-10-12.
- Electrical safety standards in the private and social rented sectors: guidance (GOV.UK, 1 November 2025): fine of up to £40,000; representations and appeals; no new inspection needed for each new tenancy; what to do when a tenant won't allow access or work is held up by someone else, such as the energy supplier; licences included; which lets are left out. Checked 2026-10-12.
Spotted something out of date? Tell us and we’ll check it. This is general information, not legal advice.